If you change tenants each year (or more frequent due to eviction) and you need to do $500-1,500 per unit in suite turn, it could drastically change the math you are trying to evaluate.  

The shotgun approach is better suited for marketing than for writing offers.

Also, with our economy starting to go through changes that indicate a bubble again, it also gives me concerns to whether I should get started now or to wait.I know if i start off on the right foot, the left will follow suite.

Pick the one that best suits your lifestyle/business. 

A problem you may experience is that you are setting yourself up for a potential law suit - did you take unfair advantage of these folks - were you honest in your disclosures - did you make too much money - will you have to go to court to explain to the judge what you did and why?

I can't imagine any judge accepting that as a method of minimizing or mitigating any punitive relief.Protection from regulators and private law suits when the topic is Fair Housing means a formal and professional compliance management system done by recognized authorities. 

If this discussion is better suited for another category please let me know!

Getting up and going to networking events, talking to people, and actively being social without being forced into it is not one of my strong suits.

I am an avid diyer (built detached garage and ingound swimming pool myself) plus have relatives in construction, so I don't think I'm gonna r/o a flip just yet. 

Be sure to check out the North Idaho Real Estate Investor's club that meets the first Thursday of the month at 1450 Northwest Blvd, Suite 107, 6:30pm, if you're available.