Tired landlords are a good source for deals too.  

I spent a little over 2K last month on PPC, got a lot of tire kickers and a few buy and hold deals, but no flips.

Hope to have a VA soon as I am tired of working in my business instead of own.

The lease has to be at least 30 years, but can run up to 99 years.This investor says he has great success at it, as he targets owners of small commercial properties who owned it for a long time, too old and tired to handle the operational responsibility, but can't sell because of the capital gains issues.In fact, he started on this type of investment as a no money down approach to acquiring properties, which turned into helping sellers with capital gains issues.Honestly I think it's simpler than a 1031, for the lessor that is.

Offer to renovate the signage at the front of the property, if it's looking a bit tired or needs painting. 

Lots of tire kickers!

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.