Statesville, Monroe, Gastonia and Kannapolis/Concord are fine sub markets for the product you seek and you will get a b-or c type product and client with no tremendous long term upside.  

Many of my deals are purchased sight unseen or I will just go on the behalf of my client.

What do you think your clients think when you refer them to him/her and see that exact same thing?

Account ClosedWhen I sit down with clients I will always discuss (1) their personal assets, (2) what their current investments portfolio and other business ventures before discussing (3) their future goals.

It is just important that your clients end up relatively close to what you forecast as it will give you a better reputation as you continue forward with this. 

That dollar amount is based on specific needs/uses for those dollars, at that specific date".You plan should be based on "reverse engineering " from those goals (financial goals), backwards, defining each prerequisite along the way (also financial, but including strategies to be used, etc...), and developing a list of specific needs, which are based on your needs to fulfill each of the prerequisites (mini goals).  

I find the sweet spot for most of our clients are 8%-10%, but I have investors who also just are passive as possible and park money for appreciation and not cash flow.

If I have built a large database of clients for my business and don't have any syndications, paperwork indicating I'm in syndications, actual deals in front of me, or a past syndication,  can I point blank email my database and directly ask for people interested in being a passive investor and not break any sec rules? 

At that time, clients of mine were paying 4.75% for owner occupied investment properties, so 5.2% was only a little bit higher than conventional financing. 

This is some information from my exchange company that I use for my clients that might be helpful for you.