How to approach or contact an owner of rental property

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First off I would like to say this is an amazing site and I have learned a ton from all the experienced real estate pros.

I have a question regarding a rental property that is currently leased to very close friend of mine, and the owner has never been very good with the maintenance. Have any of you, contacted owners out of the blue via email, phone, ...etc, asking if they would consider selling. If so, what was your strategy?

thanks