It was either this or go into health and wellness and become a personal trainer/coach/nutritionist as that fits my lifestyle and routine.  

If your accountant has first hand common knowledge of your area they can give specific advice about business aspects in your community. 

It is common for some to hide and pretend they didn't know so you need to make great efforts to reach them and loop everyone in.  

If so, scores in the 500's are common. 

Is there a common area with public lighting?

When creating a leads funnel, I know there are a few common methods of finding leads such as mailers, cold calls, knocking on doors, etc.

I tend to shy away from 1 bed if what is common in the area is 3 beds. 

But that may be common and perfectly acceptable in your market.

She has made it clear that she will not be using a seller agent to represent her and that she is looking to get "market value" (wants the bidding war common in the CA market) and will NOT consider seller financing.

@Matthew JaroszThere are two ways to hold real estate with more than 1 owner.1) Through an entity(LLC, LP, Corporation, etc)2) Tenants in Common(aka TIC)If you are looking to own the property and have the profit and loss split amongst you and your brothers/sisters you will need to either own it through an entity or as tenants in common.It will be complicated if you first decide to purchase it in your name and then transfer it to an LLC as most documents will still be under your name such as mortgage documents, insurance, etc.