My wife is getting frustrated and wants to immediately go to bandit signs, yellow letters (list source), web site formation, company name, LLC formation etc.

If cash I can only pay $120,000My reasoning on my numbersRetail $150,000less 4 months vacancy for prep and sell ($5600 rental loss)no realtor for me, don't really need theirs (3 to 6 %, 4500 to 9000)repair to showing condition savings, staging (at least paint $3000)I am saving them between $13100 and $17,600 on costs plus time $$$That is why I am targeting $120,000 purchase price. 

Northside school district encompasses my target area.

Both are in the neighborhood across from my target property.

If you haven't yet- be sure to setup some "Keyword Alerts" to get into conversation in your target area.Seeya around!

That being said it is easier to rent with  washer / dryer depending on your rental target audience and how comparable you are with other units in the area. 

@Clarence Dixon This is just my opinion, but I don't think you can be effective at any strategy by targeting "the whole city".  

Here's what I've done so far: Set up the parameters for your target list (example: 12345 zip code, 3br, 2ba, 40+% equity, absentee owner, no corporations, etc).

In addition to that, we've put up about 60 bandit signs throughout our target location, setup a lead generation website, and are now compiling data for different types of niches for our DM efforts.

I am sure they never promised a specific return, only a target based on their plan at the time.