Hey @Andrew Tudor -- My main source of deals come from code violations and vacant properties.

You want to deal with people that actually know the local markets, towns, codes, etc.

If you would like a referral code or more information please let me know. 

Is it a good idea to ask the mailman and/or code enforcement officer to let me know of any houses they know of that are vacant, for sale by owner, or otherwise potentially a good deal that is practically unknown to other investors?

You should be able to get better returns and more steady tenants, but vacancies may take 6 months or more to fill in.I post all of my listings on craigslist - however I'd suspect in a small town you'd need to focus more on highly visible signs, not internet advertising.

I create a new one for every project that captures the information I need for that project...here is an example from a recent project that I completed:http://www.123flip.com/wp-content/uploads/WI1_House/WI1_Budget_Final.pngDuring renovations, the spreadsheet is my estimated budget, and things are color-coded based on whether I have a firm bid, whether the work is completed yet, how much I've paid, etc.

There was an error code and it wouldn't work, the unit is just over a year old, so out of warranty.

And within a month of making that decision, I had a contract on my first deal, a duplex that ended up netting me $39,900 in 5 months, 5 days.The bottom line here to really, honestly think about what it is that's holding you back, then ask yourself if a mentor relationship is going to help you crack the code.

Not sure if its required here yet but should be I guess, although code aroung here is rarely enforced.

depends on the income class...i do lower to median income tenants..no ceiling fans, no icemakers, no dishwashers, no garbage disposals, no carpet..anything that's not required by minimum housing code is something that they can braek and will expect you to fix...carpet will need to be changed between tenants...i paint my hardwood floors brown instad of sanding and staining bc most tenatns will put rugs down on them anyawys...i try to use commerical grade VCT tiles as mucha s possible.you can buff them and clean them up pretty easily...just think durability...you want stuff that will last and look decent in 5 years still...