I have general target prices in mind and have filled out a rental analysis and deal evaluation spreadsheet I found on this forum.3.

Why wouldn't you just keep looking and offering in a way that targeted positive cashflow? 

Would recommend better defining your target market, property type and price range, so we can offer better advice.

generally speaking this would need to be done with either seller financing with release clauses or all cash .Major issues are going to be zoning and what can be done.. target props you like get feedback then go to the city or county whoever is the controlling agency and ask to talk to a planner this can usually be done over the counter will give you a quick look at what can and cannot be done. 

Having said that, your odds are better if you target a specific type of buyer. 

Who are you targeting as your customers?

Cold calling CAN'T target motivated sellers.Driving for dollars CAN'T target motivated sellers.The foreclosure, tax lien, inheritance, probate lists, CAN NOT target motivated sellers.

I don’t think you’d get far with just cleaning unless you targeted short term rentals.

Do this by going to open houses with some friends on the weekends, and target flipped properties in areas you like or want to invest in.  

Your target investment pool is exactly what they specialize in and you'll be spurred on and managed for by an excellent team of systems-minded ninjas!