For example, we specialize only in B/B+ properties in good areas with high rental demand which usually sell (at or below market value, per appraisal) for $80-130K and provide 7-25% ROI in the first year depending on financing etc.

How will it work, we set up marketing, I'll be the boots on that ground that meets up with seller, and buyers.

My practice is to tell the sellers what I can get them for their house and offer them the alternative of a fast sale under retail pricing.

The twist is that they are putting out a bunch of low ball offers to determine sellers' motivation.  

If necessary, show the seller how you arrived at your figures.

After my last deal at lawyers I will be willing to lose out on a deal if the seller is instistant on using lawyers. 

I am hesitant to do any fixing up because I have a very demanding full time job and absolutely no experience with home improvements or even home buying.

Seller FinancingLine of Credit Wait for a rich family member to die (I don't have one of those) At this point my DTI Is still pretty decent and they would probably give me personally, at least one more property until the 2 years worth of W2s come in, but I want to take this thing to the next level.

One other suggestion is to make sure your local title company has an office (or an agreement with a title office) in Boston or convenient to the other seller. 

Sub2 or selling really depends on what the seller needs.