Also a factor is if you are looking to do a 1031 exchange on these properties and tax defer into other properties or you want to sell and cash out with paying the capital gains tax.The timeline you want to accomplish this in will also determine options.Determine what you have and who the target buyer is.Look up Chris Clothier on here.

There are plenty of sites out there but the ILFLS targets people in the state of Illinois. 

Through targeted direct mail I am hoping to locate something around 20-60 units that is need of a turnaround.

I target 1.5% of purchase price for monthly rent as a minimum... given 25% down at today's interest rates of 4.5% and 50% assumed expenses, it gives me a CoC of something like 18%...

What type of property are your targeting?  

I've been looking in my target area for about 6 months now (all on the MLS because I have access) and haven't had one opportunity show up where the numbers work out. 

Once we hit our target cashflow we will likely increase our donations and consumption to around 25% each.

That sounds like your target audience so you want to make sure there are enough of them to warrant building these homes.

Igster,As with any marketing venture, you must identify your target audience and get in front of them.

I am seeing the banks starting to really freak out in some areas more and more, and now I know if I targeted those "areas", I could definitley put some successful packages together...I just need some way to find some time or delegate it else where.