I have rather unique niche (55+ community), so people are selling probably for different reasons than in regular communities, but still there are some cases that I can target in my marketing.

It sounds like you have some cash in the bank and may be able to do that.Ultimately, you need to assess your long term goals, followed by the amount of risk you are willing to / can take, and what your current options are.I also think our market is very unique, and unlike a lot of other major cities in the U.S.

Are there any unique circumstances to be aware of in the Janesville/Beloit market?

And for each state you have to abide by their own unique rules.

You actually are going to receive a number of different suggestions to your questions, however I'll throw my 2 cents in:Depending on the quantity of mail pieces you are going to send out, you may want to consider a Google voice if you believe there will be too many calls to answer on a personal number.

Some people try so hard to be a real estate investor but they have a unbelievable singing voice or are amazing at making apps.

Use Google Voice or your voice mail to screen the calls.

I see out unique advantage to him as being the high level of trust in each other and all 3 of us having a solid financial footing. 

We know what makes Dennis unique and therefore how best to market the town as a destination.

@Anthony Z. the Bay Area is a bit of a unique beast.Chris Mason put it greatly.