If it does, an agreement is made at that time and the target date of completion is changed and initialed on contract.One more point...

Steve makes a good point, what the seller gets in rents has little to do with a deal.Another slice, I know many who own properties and are landlords, residential and commercial and they do not consider themselves "in the business" they would rather have a good quality tenant, long term, buying the property for them, depreciate it, have some tax benefits and just keep it simple, that is "investing" in real estate.Not to start anything, but most properties here won't come close to the 2% rule, not even close, an $80K house can rent at 750, given current rates, that cash flows, piti and 5% on your money is at $550.You need to look to the market in your area, they all won't meet all the target ratios, which usually means they need to be structured differently.

I saw a SFH listing pop up late on a Thursday afternoon, I forwarded it to Mark (a realtor, property manager, mentor I've been working with in my target area).

I'd reach out to quality agents to help you, start doing your own distressed property marketing and/or targeting specific areas so you don't get spread too thin.

Their seems to not be too much inventory on MLS or not in the targeted areas I would like.

You should know what the buyer's market can bear for the neighborhood you have targeted, a RE agent can help you with "comparables".

The homes I'm targeting are very old and severely neglected.

Point being, due to lower interest rates and the property at a higher value, the ratio of the rule needs to be adjusted or ignored.Now, on a property worth $30k, and your rent is $420 monthly (1.4%), your NOI is $210 and debt service is $143.22, only leaving you $66.78 per month in cash flow, well below the $100 per door minimum target, thus, lower end value homes need higher ratios of rent to purchase price before they make sense and opposite that on higher value homes with higher rental rates.

I don't think there's one specific way to target a possible sub2 deal.

I'm looking at getting started with a direct mail marketing campaign for wholesaling but I'm not sure of the target market.