I am going to be targeting mostly people I know who are likely to have large retirement accounts (a few liquid cash) who would be looking for a replacement for their 'lower risk' (relatively) portion of their portfolio.

The woman was ready to slash my throat when I made a few simple suggestions on things they could do to modernize it a little since the target market to buy the house is a family that is my age +/- like 5 years.So again maybe my personal bias but I can't see many of those folks paying the premium for the trendy modern rehabbed house

I would only work with a tenant who had a good track record, in a property that was difficult to fill, as opposed to having it become a vacant target for pipe thieves (been there, done that).

I targeted absentee owners as well as properties with an LLC as an owner.

http://www.biggerpockets.com/forums/32/topics/108567-advice-on-finding-off-market-mf-deals-using-targeted-mailersIt has to deal with getting Off-listings.

What is a good target ROI and a good tar get cash flow for a property?

I ask because while free and clear houses will kick off more cash flow (I assume you have a target cash flow to retire in 5 years), they will also place you in the potential position of law suits since you would have so much open equity and the cash sitting inside the walls of these assets would be yielding a ZERO % return.

It would make it a more desirable area, and since my rents are lower, I'm targeting people who probably can't afford the luxury apartment, but like to live close to it.I also have a duplex in Delaware, OH, a smaller community.

We web search them and look for issues like heavy partying.

After visiting their web site, I received a call from one of their reps and he seemed positive about getting me underwritten for a $300K line of credit using an SBA program.