Cap rates are going in the 6-7 range .

Can't hurt to send direct mail and if you can find a legit phone number give the owner a respectful phone call expressing interest.

Once you get into the 100+ unit range, the property can support a full time maintenance person and likely a full time leasing/on-site PM.  

We provide a range, dishwasher if there's space for one, range vent, etc but never a fridge.

In terms of ducks in a row, I think that has a lot to due with what your lease says regarding eviction, sounds like a simple breach of contract to me, if your lease says no smoking and you can prove he has been smoking, it says rent is due on the first and he is late, noise ordinance and he isn't respecting it? 

But I feel like I can't look for a deal until I know my price range. 

@Fili Aguirre No one applicant is perfect, one has to give points to a strong rental history, with the mid-range credit score with a middling LL recommendation, against the applicant with low credit score (bad decisions a few years ago) but who now has a solid employer but who's missed a car payment.

Its very competitive there at this price range.

My mind has shifted and I am taking steps like those I highly respect. 

If you're going to say no 2nds sell for that much anymore, I'm curious what price range you'd expect for G.F. or Dave's examples