We're great at finding deceased owners, and working with the Heirs to name a Personal Rep, and ultimately buying their property. 

HOWEVER, my question is: given our goals/strategy, when analyzing returns for potential deals on the single-family rentals, along with a relatively low cash-on-cash return of roughly 1-2% should we allow ourselves to consider/count on 1) modest appreciation growth of only 3% year over year, 2) expense increases mirroring the current CPI of 3.5% and 3) low rental upside of only 1% (or even 0% given current market conditions).For example, if a deal gives a TOTAL return of roughly 15% year over year for 10 years but only starts out at about 1% cash flow via long-term rents, is this a good idea?

If you turned down anyone else before or after this person because they don’t make 3x you could be found guilty. 

As long as it will pass an appraisal and not be "Subject to" major issues you can get a renovation or personal loan for work.Unless you are cash fluid and can add some cash back into the property and then pull back out on the ARV refinance.

By knowing the McDonough and Atlanta home markets, you can make smart choices about house prices, how much rent to ask for, and where growth is likely.

. 🤷🏽‍♀️ Im not the only person that has this issue.

I'm personally not a fan of no cash flow.  

For me personally, I've been in the niche since 2007.

Seems like finding out if the person hiring them has the right to sell a property should be step 1?

That's how I personally invest nowadays.