Roof and furnace about 10 yrs old.It's on the edge (yet inside) of an older, established 'A' neighborhood.  1940-60 builds but well maintained. 

Just because a person has the money, doesn't mean they are a good fit for every investment, or every deal sponsor. 

Just interview a few and see who you think would be the best fit and understands what you are doing. 

We recently moved to the West Colfax neighborhood and LOVE It. 

This is the assignment component. 4) Yes a buyer could attempt to deal directly with the seller but be firm with the buyer and tell them if they do attempt to do that then you can't be doing business with them. 5) Investor meetings primarily, calling people on craigslist who are renting properties and ask them if they are looking to buy more, can do the same with "for rent" signs you see in a neighborhood. 

The house that got me to reach out to the owner is in a fine neighborhood, split level ranch in a mid to upper class area. 

I own a few rentals in that neighborhood, one that it literally around the corner from this property and it can get pretty sketchy over there.  

This is a 3 bedroom 2 bath house 15 minutes from my house and in a C+ neighborhood.

Higher returns typically come with higher risks.  12% on a rental property will probably be in lower quality neighborhoods, like B- or C, and most savvy investors will sharpen their stick enough to start poking holes in how that 12% shakes out.  

Do some basic internet research and see what cities/markets fit your investment plan and then contact an agent for help.