I would recommend using a service that provides rent receipts, customizable rent due email notifications, automatic late fees, and some kind of tracking or record keeping of these payments.

Option 2 - I can take my 18 years of service credit and defer my retirement and leave my dollars in my pension until I am 55-60. 

Is there a web host or certain online service provider you would recommend for getting motivated sellers to enter their info so I can follow up with them as well as put them on email campaign?

Having positive cash flow including any debt service paid plus any other indirect expenses on day 1 of ownership is usually the way to go.The more units, the better. 

Great customer service and open APIAppfolio is super easy to use but customer service after set up is terrible.

She has two dogs one of which is a service animal.

If he's willing, you can arrange for him to sign the docs through social services.

Here is the info:Tenanted duplex with 2 2br/1ba units, both tenanted and renting for $600 each.Financing is via private loan at 4% interest only payments and final balloon payment at end of term (5 or 10 years, tbd)Asking price : 57,900 ***note: following numbers are assuming the seller's asking price, which I would NOT offer***Est'd ARV: 60,000Est'd rehab cost: 15,240Closing/Legal cost : 1,500Down Payment : 17,000Total cost of project : 70,400Total borrowed amount : 53,400Total Gross income : 15,880Total Expenses  : 9,054Net Operating Income : 5,478Annual Debt Service : 2,136Cash Flow : 3,342Even with the over-market asking price, this property is already cash flowing.

They also provide full property management services for 5%.

And a thing to remember is that when a bank will refi 75% (or whatever) of the appraisal, it might not actually be 75% because there is also the debt service to consider.