My thoughts:1) try driving for dollars in your target neighborhoods, find run down properties and send a piece of mail to the seller asking if they will consider an offer.2) Mail, call and text.

@Hans Baum Seller can potentially lose that portion entirely if new buyer goes into foreclosure or short sale, so most who will even consider an assumption usually require a buyer who can go through proper VA assumption process and substitute their entitlement.

What do you consider an expensive course?

As I've explained in other strings, most HomePath properties have multiple offers at the get go so I generally would not expect that they'll consider an offer more than a few percentage points off list and I would always expect a counter.

What do you consider an experience owner someone that already has a property or someone thats been investing for year?

Could you give a sample of what you consider an acceptable cash flow deal?

Insurance would cover it, I would pay the deductible, and no assets would be lost.If you are in an area like San Diego where people are more likely to sue, a judge is more likely to find you guilty, and the payout is likely to be higher, then you may consider an umbrella insurance policy.

I might consider an asphalt driveway a liability with additional upkeep costs. 

Insurance would cover it, I would pay the deductible, and no assets would be lost.If you are in an area like San Diego where people are more likely to sue, a judge is more likely to find you guilty, and the payout is likely to be higher, then you may consider an umbrella insurance policy.

You need to understand foreclosure law, arrears, reinstatements, lending law, the SAFE Act, equity skimming, wire fraud, deeds & contracts, bankruptcy, due on sale clause, a little bit about psychology, tenant law if you do lease backs and so on.But, if you know all of those, the opening line is:"Hi, this is Kilisitina Ho Ching, I'm buying properties in the area and I'm calling to see if you would consider an offer on your property?”