I was so tired of beating my head against a wall trying to find someone that would insure properties in need of major rehab and finding them was like a miracle from heaven.

I actually don't want to do much direct mail, just letters for probate and maybe some postcards to tired landlords.Video clips, short ones, are 'probably' a little more effective, at least to start. 

If I went this route eventually I would probably charge a nominal fee of 500-1000 up front to get rid of the tire kickers and then just charge X amount for however many hours.

There was a four-hour window for the appointment and I got a little tired after the first hour.

I don't want to waste the owner's time, nor my time with a tire kicker.Next go to the property with the buyer, instruct the buyer to ask you any questions they may have, but NOT THE OWNER.Let's suppose you do all of that & the buyer goes the next day to talk with the owner to try go around you.

No reason having dozens of tire-kickers walking thru the place disrupting the tenants lives..  

There's also plenty of tired landlords out there...

., no complete rehab), thought mls was the best route. interesting. 1 out of every 95-100 offers...interesting stat. 2 rejected offers on the same property, so a long way to go haha. it's very tiring to look at so many properties only to find maybe 1 that falls in your criteria and then only to get rejected. the waterfall of looking at properties to getting an offer accepted is demotivating when i take a step back and look at that conversion rate (i'm a digital marketer full time so i look at it from that perspective). thanks for the responses!

Find a tired landlord and get them to carry properly for at least a few years. 

If someone is running a tight ship, paid meetups are actually better because the tire kickers do not show up.