Currently my target is either single family homes or townhomes/condos.  

Sounds like your target market is Greenville. 

Also, I'm looking for someone with more experience and a better understanding of my target market.  

My wife already thinks I'm a little crazy for targeting properties nearly a half hour from where we live, so I doubt PA or DE investing is in our immediate future, but eventually...maybe...Hi @Julian Orsuto, thanks for chiming in.  

The number of targets will be so small you could still do it efficiently.

It's partly going to depend on the targets of your list. 

I'm sure you have a target return that you need to meet that is driving a range of price you are willing to pay. 

I would be over those limits if I waited until my target date of Aug/Sep.  

Agents do not like lease options.I target the following -Listed w Agent HousesExpired Listing HousesLandlord HousesFSBO HousesProperty Bought at Top Of Market (2006 - 2009), see listsource.com.All these properties are candidates for either a sub2 or a lease option assignment.Sorry, but many agents will BUY A LISTING.

For example, a low DCR (generally anything below 1.20) will probably be a serious red flag even if some other metrics look good.Beware of locking in permanenetly to a target cap rate.