More general advice, sorry for not getting too specific, but careful with how you frame your direct mail outreach. 

The inspector was very thorough, he told me everything good, he didn’t find anything wrong.

One of my friends has just pooled 2M in funding for fix and flips specifically for phoenix arizona to cover full deal acquisition.

Once everyone is clear on the big picture of what the estate plan is and what your parents want, other issues dealing with specific properties and specific issues such as 1031s, shifting to other investments, financing issues, etc. will become clearer.

Seems like a great way to narrow down the list then, the best GPs, managers, CEOs, will openly discuss their losses and mistakes and what went wrong and what they learned from it so less likely to happen again.

Are there any specific regions or neighborhoods where you're experiencing favorable rent rates relative to property acquisition costs?

Specifically, there's job growth (Intel, Honda, Amazon, Nationwide, etc) and the population is growing (unlike Cleveland or Cincy).

I could be wrong but that's what I'm seeing on these forums.

I suspect you will have other answers that are a variant of specific information and tips.One that is a little different that I'll toss out there: find someone that has done this before, that also has $250k+, that wants to be a mentor, and see if they will go in together with you.

I think when one is starting out, you want to go lower than competition, but not so low that you attract the wrong crowd, so that you can build momentum and reviews.