Not worth saving a few bucks on a gamble. 

Everyone else is spamming them with "refi, refi, refi!!!"

If that is too big of a lose to gamble, I would walk away.  

However it could be worth 170k-180 if everything was fixed and I think I could get it going as a functional rental property for the purchase price plus another 20k and some blood sweat and tears and maybe could get it reappraised in a year and do a heloc, but I could end up being 160k in when you factor in lost rent and is 10-20k inequity worth the gamble? 

Buying without title insurance is gambling. 

They get spammed with people so keep that in mind when reaching out.

Please don't spam BP with posts about your investment opportunities lol

whenever I fill out a form online I get inundated by a bunch of spam with nothing tangible. 

with email marketing for example, a good open rate is 20%. with text, the average open rate is 90% or higher. everyone reads every text they get. that extra 10% is due to some phone carriers having a “spam text” folder. i personally have never seen this, but i do see many of my texts not being delivered due to the phone carriers’ spam folders. anywho, people rarely answer the phone, and almost always listen to voicemails. so i feel texts & voicemail drops would probably have about the same efficacy. texts might beat VM drops because they could be perceived to be more authentic (depending on how they’re written), meaning more responses. you’d also have to consider your demographic. will you know that the #s on the list are cell phones vs landlines?

Priced too high, rents are too low and investors do not want to gamble loosing a tenant right away, the leases are wonky or maybe there are bigger issues (Estate, Something wrong with the property etc).