@Vi LaiVery awesome and motivational story!

They haven't told me to go pound sand or anything but they're not motivated to sell.

Your level of motivation is off the charts man.

Just think of who would be motivated to sell a house then figure a way to get in front of them.. either by a phone call (my favorite) or by direct mail.

I am personally not comfortable thinking about taking on a lot of debt without having some sort of cash laid aside for carrying the mortgage (unless tenants are already in place that will carry that debt service). 

Any help, encouragement, motivation is welcome.

That's very motivating,  best of luck to you

Very pleasing to see your introduction showing you are keen to jump in at the deep end.I'm not an expert at analysis, but I like learning, especially from these sort of useful details, and have read a lot of other responses to similar questions.The first thing I noticed is that your NOI looks to be out of whack.

Not every market will support this sort of return.  

I too was afraid at first because I heard one investor say "never become a realtor, there are all sorts of disclosure and liability issues."