Provided we can’t get our ducks lined up on 45 days (LLC formation, Loan etc,) we can just pay cash and later on figure out how to transition to an LLC structure. 

I don't see how your mailing is going to stand out from all the others unless you do something different.Some possible additional groups can be:Seniors with long-time ownership: These guys are often ready to downsize out of the big family house or transition to some sort of senior living facility.Homeowners with Low Financial Stability Scores: If they tend to be financially unstable, chances are good that they will be looking to get out of a mortgage.Both these groups probably haven't updated or kept up on all the maintenance so you have a good chance at a lower purchase price.When you mail, you can put in benefits of working with you rather than the traditional sale. 

I have some experience renovating my building and I think that your renovation costs seemed very reasonable, so that earned some trust from me.I'll be sure to follow up with the correspondence I get through the site and look forward to learning more and maybe some day transitioning completely to a passive investor.

Upon further due diligence, we discovered that they were indeed transitioning to new construction (and it wasn’t going to be next door).Since we knew their motivations for selling, we were able to put together a more compelling offer.

Personally, I'd rather use tax-advantaged instruments to transition that money over time, 529s for example.

So for a variety of reason, the learning curve has resulted in a slower transition.  

USDA if you're buying an owner-occupied, SFR in an eligible area (typically not larger towns).Here in MA, there's a program with Mass Housing that lets you finance the 3% down payment with a 20 year 2% interest loan, so effectively a $0 down loan.You'll still need funds for closing. 

So, what we are doing now is cycling the 80'es stuff in transitional locations, where we've done very well, into Class A locations.

And the nice thing is, if you decide it was not for you, it is easy to transition out of it, so you can try your hand with very minimal risk.

They stand out & don't look mass produced