It sounds like you have worked with people, so you could probably manage the tenant issues as well.If being a landlord is not your goals, your background may make you well suited for a live-in flip, where you buy a fixxer-upper property and make the improvements while you live there (forced appreciation); then after a couple years, you can take advantage of the tax free sale.Both of those strategies combine with something you may be looking at and need anyway--a place to live of your own.

Some combination of ARM, higher rate, and points upfront, will apply.All of this should have been brought to your attention back when you were seeking preapproval, this is commodity/common knowledge among lenders. 

So my take away seems to be that the two main options for protecting assets are a combination of Land Trusts and LLC's.Thanks @Brandon Diaz for the suggested reads.

Yea it's about a block away from northboro elementary. 33407 is the zip code about two or more blocks east it's a spotty area but the block that it's on and east from it has a combination of 400k+ houses and multifamily properties.

This is definitely a more unique approach.

Assuming I put in the hundreds of hours required to master this niche, what are my odds of seeing 15%, 20%, or even 30% annual returns in, say, NPN 1sts or NPN 1sts in combination with performing?  

Then we'll rent the property up and enjoy our monthly cashflow for the years to come :) This deal is unique because it's lipstick flip (interior & exterior paint make up 80+% of our renovation budget).

This is one way to combine a low-cost marketing tool with your desire to get out there and make this happen. 

ALL Investors, regardless of who you are working with, ALWAYS do your due diligence and ALWAYS suspect foul activity if you are ever asked to pay for something up front combined with other red flags!! 

It may cost a bit more up front but you'll get a lot more engagement due to the mailer's uniqueness.