If we are contemplating a cash-out refi, or a sale of properties, we'll get the signal from the Zestimate, but then run manual valuations.

What you're contemplating is a normal extension of what you are already doing.  

I have been contemplating using money from my IRA to fund an LLC and get started in multi family.

While you will stumble on houses that aren't interested in selling, neighbors talk, and they may know of someone a few houses down who is contemplating it.

I have been contemplating direct mailig owners to see if I could pick up a building at a reduced price. 

No particular reason, I just rather see you mailing than contemplating and letting days go by. 

It's not for everyone, but it's worth at least contemplating.

You just need to spell everything out in advance.The problem I see, is the dollar amount you are talking about will severely limit you in both buying power and length of time to go from deal to next deal.I would suggest that if you are looking to invest, and already contemplating a partnership, instead of going in on a new deal, go in on an existing one.  

I ran across one company that indicated they could when I was contemplating buying a couple lots that had been conveyed to the owner by quit claim deed. 

Im contemplating the tuition.