I am partnering with an investor to be his agent in finding investment properties for him and then serving as his agent representing him with his flips as the selling agent.

-Wholesale Price, Repairs, Asking Price, Bedroom / Baths, Sq Ft, Lot Size, Little about the neighborhood, Link to photos, A couple Comps, a number to reach youIn regards to photos / presentation of the email, what have you found works well and gets a lot of responses?

What size of a project should i aim for? 

Large addition in 1975 tripling the size of the home here is the link to the home.

I'll just serve notice, keep my mouth shut about the pig, and hope for the best. 

@Aaron Palao You'll generally need a net worth that's equivalent to or greater than the loan amount, liquidity that's equivalent to  or greater than 10-20% of the loan amount, and experience on similar sized deals. 

If you are investing in a nicer area, medium to higher-income residents, then a decent sized portfolio of single family homes can be beneficial in two major ways1.

All markets you list will still be cities with populations forever, and your exit will be to a resident in that market, so population growth/decline, employment drivers, etc are of less concern relative to a large, institutional sized apartment complex.  

But, I've also heard new investors take the full dive right into full guts because they want the experience and want to run into every situation that can occur during a rehab of that size.

They also place a minimum per month rate of $500/mo regardless of income/property size to make sure the property is worth their efforts, so in your case the rate may be significantly higher than the quoted 5% if management companies in your area are similar.