There's a lot of material on here that makes people believe I never bought a single piece of property but let me give a 10+ unit building a go.

I mean, I'm willing to put in the work involved (though the whole marketing piece I am struggling with figuring out the "right" plan to pursue).

Account ClosedIf the outside cat is pushing against the screen, it wants to get inside and possibly fight the inside cat.Knowing this, the inside cat might push the screen out to get at the outside cat to fight it (I have seen this before).If they do that, both will probably be hurt and may need expensive vet trips.It might be best to keep the possible fight window closed 100% and put up a piece of cardboard of cat height on the window for a while so they can't see each other until both cats forget about each other.Then your kids can go back to being relaxed and happy.And your cat might not be the Coward of the County in this window thing either: https://www.youtube.com/watch?

@Rick Barbato it will all depend on the property but would be willing to share a bigger piece of the profit for their expertise. 

Sending mail pieces for months just to wait for their response would be a big waste of time.

It's one thing to say "I was walking down the street one day and ran across a million dollar bill" and reality...not saying this isn't true, but my PFS says I'm a millionaire too and it's just a piece of paper...owning a million dollars in real estate doesn't mean you're a millionaire.I'd be game to chat offline to take a look at your model...always open to learning and growing from others experiences. 

Even if it's not required, what seller in their right mind is going to sell you a piece of real estate without an earnest money deposit?

The mail piece itself is what’s more important.

Throw me out your availabilities and I'll piece something together!

Last piece, it sounds really great deal, just add 1M rehab and take some time can add great value, so any reasons that the seller is not doing that?