@Jerome Reidman it sounds like you will have some good leads already but keep in mind that Bigger Pockets does have state specific forums here. 

It allows you to customize the rent payment schedule if you have a specific agreement with your tenants. 

It will be better for you if the notice of fine specifically references the tenant's actions.

That is a great action plan... couple quick thoughts (for thought only, your plan is solid... always good to brainstorm, though).Given that our market is pretty competitive, have you considered the specific steps to transition from your home to the new investment property?

There are a couple very specific things you can say to brokers to create instant credibility. 

If you'd like to connect and let me know what you're looking for specifically, I would be happy to keep you in the loop if something comes up that looks like a good fit.Thanks and good luck to you!

What is/arE the BEST websites to build a list of leads with my specifications.

I recommend partnering with another investor or contractor with this specific experience.Have you looked into the zoning?

I am being pretty specific in my criteria on ListSource.com.

These are a few things that struck me when I read your post:While it's good to be careful and analytical when running your numbers, the specific details you gave above regarding cap rate, etc. aren't accurate.