(You should see some of the crap I get in the mail) MF investors typically aren't as easily found with their back against a wall.

The best part was that it sat on .48 acre and we cleared the empty lot next to it and it was up to the new homeowner what they wanted to do to it.It had some foundation issues that we easily fixed.

You can get a realtor to send you MLS listings using filter criteria.However, I would apply the full millage against the price you plan to offer (to get an estimate of your future tax bills) so you don't get surprised with a new increased tax bill the following year.

Make a couple more good buys and have the market keep chugging along and you will easily meet your goal well before 10 years. 

And can you recommend top list for motivated sellers with filters; that will bring me best results for first mailers?

I guess if you are good at what you do, you are easily over booked.  

You can set up the LLC yourself easily, but the real trick to making it worth anything is to have your lawyer advise you on all you need to do to maintain the liability protection.

She makes easily $1500 above market rents.

No Faux Noise filtering, either.2.

...The one that they have for boats could easily apply to real estate?