Not trying to rain on your parade, but it is a longer than long shot.

What is a general rule of thumb for a decent CoC ROI for Single Family Homes? 

Now, say another person is always on facebook arguing and fighting with people over dumb stuff, acting crazy, lying on people and doing all sorts of things not becoming of someone decent..........you might see that they are looking and not reach out to them. 

It is a single family home in a decent neighborhood.

for houston, depending on the section of town and property condition, this is a decent place to start.the value of that quad by income method would be about 395k. 

Most agents don't want to spend time with people who don't know and are a long shot, specially in this crazy market with a lot of offers and buyers paying over the top asking price to secure their offers (its a sellers market, not a buyers market). 

I have a pretty decent list as well, but I don't have anything south of Loveland so it would probably be of limited value to you.

If it would support being a living area (dry all year round, decent height ceilings) maybe make it into a TV room or a 2nd living room with some faux stone, apartment carpet and 2nd hand mirrors from over old dressers.

However, decent houses that are 2/3 bedroom are close to $1.2m.

Thanks for the feedback, I can def give this a shot.