You will find that those states without sales taxes have relatively high property taxes (regressive) which are impossible to avoid as one either pays them directly or as a component of rent. 

If you find that you are buying and/or selling frequently you may find that it is useful to become licensed in order to access the MLS directly and to arrange viewings of properties more easily.

I have rental properties and the property management company direct deposit my rental into my bank account instead of naming the properties by address, she just put the property management company name in the additional income.

Purchase Price: $57,000 direct from motivated seller. 

The house itself is on a flat road and if you go out the other direction it is not an unusual hill for the area. 

An appraisal can be done "subject to" and you can even hold out funds at closing made directly payable to ABC Roofing, etc. so that you don't have to dig into your pocket again.

So I understand the basics of direct mail campaigns but my problem is knowing what to do when someone actually calls back!

My understanding of a self-directed retirement account, though, will make it so that the income from the rental will have to go back into the account and we cannot use it as passive income for our normal personal expenses.  

But I don't believe those risk apply to me because I plan be an owner occupant, I have a pretty good credit score (720)  and a combine income with my spouse of 70K (no children yet). 

Here is my post describing that deal if you're interested: https://www.biggerpockets.com/forums/41/topics/345447-help-analyzing-my-first-foreclosureOnce the rehab has begun there and I have all my ducks in a row, I plan to begin some direct marketing around Clark Co. and Louisville to find motivated sellers.