If you have access to the MLS you can search for any homes that sold for cash and call/email those buyers and ask if they would like to be added to your buyers list.

Just search for "property management TOWN" and you'll get tons of examples.

@Nick Ragucci a quick search of the forums should produce all the information you are looking for.

I would also continue to search and compare software on Google to see what your best option is before settling on QuickBooks.

So after I factor in costs for vacancy, man't, reserves, etc. if I am getting my desired # or better than I am in.I supposed I could also do the probate thing to hunt down off market deals in my area since MLS deal days are gone, but I search for the path of least resistance for my money and my time.   

I tend to agree with this statement and have been successful in helping companies identify their profit producing activities and then create systems and processes to make those easier. 

Some areas you can’t even get 1% no matter how long you search for deals .

My plan would be to identify zip-codes with most cash transactions in markets with median home price at or below 320K, then mail at least 1K post cards every week for about 6-7 weeks.

Property type is rare to begin with, and finding one at a wholesale price will be even more rare.I would suggest starting the search now and be willing to look at stuff that's active on the market.

we discovered that there is a major structural issue that was identified in 2009 and has not yet been fixed.