I'm waiting until I pay off my primary residence and will likely put 50% down or something along those lines.I've heard that a single family will appreciate the fastest, but has more of a hassle factor in terms of managing it.  

My main question is should i just blanket neighborhoods with the sticky notes and should I also include either another note stating i will give a referral fee, or include it in the notes.  

That is interesting that you say to not add my own fees because they all say to do so.

Asking them to help find a replacement tenant in their network is probably a loss because they are wanting out on negative circumstances, but maybe they could assist with some marketing fees and a cleaning fee.

I have used several title companies and have the following requirements:  1) easy to work with, 2) make me a priority and move the process efficiently, 3) good communication, 4) competitive fees, and 5) mobile close service.If you are military or have someone in the direct family who is/was you might consider One Nation Title (formerly First Republic). 

I'll factor in a bit more.

The Biggest Risk Factor is Overnight Risk or in counting on long term Appreciation with real estate.

Next, you market the property as rent-to-own for 206k (200k + 6k option fee) and market rent.

...for a $45 additional fee no doubt :)

Lastly, there are a lot of costs to being an agent (MLS dues, local board due, NAR dues, continuing education, desk fees, office fees, etc) which adds up.