Being that you already have experience and have a set target of quitting your job, you're on a great path!

I am not looking to mass mail to all vacant homes but rather just to a selected few target property owners.Thanks in advance for any help/letters.

Seller wanted $110k and talked them down to $97kProperty right down the street from Toccoa Falls College (1,735 students enrolled as of fall 2021) I already have 2 families wanting to rent it for $1200 as is but i think i would like to target the collage students. what are your opinions?

What type of property, target rental market, etc.?

In order to start looking into that market I would identify who you would be trying to target as tenants.

My goals are pretty simple, live off of passive income targeting a minimum of 100k a year, and employ my boys in the family business when they are older.

Brokerages seem to behave as a commodity - like a 5 pound bag of sugar. 

Obviously the first example is quite generous no matter how you slice it, but that second example is pretty lean (or at least I guess it's comparable with a moderately performing long-term rental), so I'm guessing that there's a line somewhere in there that maybe I should target to keep above as I do my math--12%?

I'd be putting 5% down for an owner occupied loan and do a lipstick type remodel plus the ADU conversion and target a 750-775k reappraisal.Somewhere along the way, I was approached by a friend with an opportunity to buy his rental in Spokane (5 hours across the state) off market for a pretty good deal (155k).

I’ve completely mapped out multiple dates and I’m confident I have at minimum 95% of all the mom and pop targets.