The reason that I am asking is that it is very hard to find a good selection of (triplexes and quads) in my area but I have driven around and have seen plenty that could be written letters to with intent to purchase.How would you go about contacting the owners of these properties?

You should be able to estimate a lot closer than a %. I

Specialized Property Management launched last year our proprietary AI/BI (artificial intelligence/business intelligence) platform.

Mortgage rate are more driven by the bond market than the Fed rate.You can probably expect mid-5% for a 1-4 unit investment property.

This is conducted by running an income driven pro forma.This is done by establishing the total value of the planned project and deducting ALL COSTS BUT CONSTRUCTION COSTS including a target development profit.

Appreciation is definitely location driven here along with the right cap improvements. 

It had two Doctors with different skills and personalities.Doctor A is really skilled.

Have also raised in 2020 with an AI company I consult for and had great success all during the Covid pandemic with msb.ai For the Real Estate play the best was with Boxabl a modular home company that sells base units for ADUs for $50k they also raised on StartEngine who just recently merged with SeedInvest they have over 1.7 million active small investors as of this month. 

I use AI apps to generate them.

Many OOS investors set themselves up for failure because they don't truly take the time to understand:1) The Class of the NEIGHBORHOOD they are buying in - which is relative to the overall area.2) The Class of the PROPERTY they are buying - which is relative to the overall area.3) The Class of the TENANT POOL the Neighborhood & Property will attract - which is relative to the overall area.4) The Class of the CONTRACTORS that will work on their Property, given the Neighborhood location - which is relative to the overall area.5) The Class of the PROPERTY MANAGEMENT COMPANIES (PMC) that will manage their Property, given the Neighborhood location and the Tenants it will attract - which is relative to the overall area.6) That a Class X NEIGHBORHOOD will have mostly Class X PROPERTIES, which will only attract Class X TENANTS, CONTRACTORS AND PMCs and deliver Class X RESULTS.7) That OOS property Class rankings are often different than the Class ranking of the local market they live.8) Class A is relatively easy to manage, can even be DIY remote managed from another state.