As @Aaron Gordy stated, the Austin market has many different areas that I would consider for investment potential beyond the NW Austin corridor, especially because the entire nation is targeting that one location because of the Apple announcement.

The only problem is there is limited inventory and the inventory on the market is less than stellar, so I was going to organize a direct marketing campaign to target off-market properties fitting my criteria. 

You can target top 10% earners, for example, by you cannot target people that have low credit scores. 

So ADU rules can change depending on where you are in the county and city, and can be a moving target because rules change.  

I am targeting a minimum 7% cash yield for new acquisitions and I sensitize all underwriting assuming a larger op-ex ratio and a larger vacancy factor. 

How can a list that targets people that never even asked to sell their house urgently possibly be the best way to do it?

No I do not do ads, I do not do re-targeting, I do not pay a friggin cent on marketing or leads.Paying a fortune for lists, and then pay an other fortune to send mailers out to that list?

So you should trim the target purchase price to a deal size that allows you to have somewhere in excess of 20% down. 

Cynthia- I definitely agree with what the other posters have said, Facebook can work great as part of a targeted strategy if you know what you are doing (using Business manager, strong calls to action, systems/funnels, etc). 

I sent postcards back in the fall to a targeted group of landlords (about 500) and recently sent about 2000 post cards to a targeted group of small commercial property owners (12 towns) and the response rate for both was less than 1%.