Wrinkle the letter up, put a life-saver candy in the envelope, etc (these are all proven methods of contrast marketing).

Are you kidding, that's like putting a child in a candy store and saying " OK Johnny/Suzy you can have just one piece so pick one " It's too hard to pick!

At a minimum, you need to call and mail out to your 300 closest friends/acquaintances/relatives/whoever, plus order 2000 business cards and start passing them out like candy. www.Retechulous.com (Josh Schoenly) is an agent marketing company that I've heard good things about (and no, I have no connection to them whatsoever).Might also want to google "real estate agent forums" to talk to rank and file agents, though 99% won't know crap about investing, if that happens to be a particular interest of yours.

is he in foreclosures or tax salewhy he is selling, make sure you get the real reason (often the seller will tell something that is not their real motivations, you need to dig to get the REAL reason he is selling)what's the rent, what do the leases look like, how long have the tenants been there, when does the lease expire, what type tenants was there in the commercial space  (their business)what is the highest and best use of the property, can the zoning be changedwhat's the potential for a change of usewhat is the condition of the apartments, are they quality tenants, how long therehow much contract candy (incentives) can the seller provide; seller financing, can add (stuff - a car, truck all the good stuff in the buildings, contribute cash to buyer at settlement, possession with a delayed settlement, principal only payments on the seller financing- that is no interest)After I feel comfortable with his answers and I feel he is being truthful with me and that I understand the property and his motivation I may consider making an offer.My problem is that I am involved with his problem and I don't want to make a mistake!

Owners don't always give them out like candy, it is proprietary information, so don't be surprised if they ask to see something like proof of funds, a pre-qual letter, etc. before they do.

@Carter Crowley It doesn't matter if you finance at purchase or refinance later.

Quote from @Scott Crowley: @David Lund Already some great feedback given on here regarding your concern. 

You should also bring in donuts, candy, cookies, cake or anything that helps them remember you.

I have found this site to be a fountain of great information, I'm like a kid in a candy store!  

Somebody was saying something in relation to his handyman would do X job for a 12 pack of beer or something of that nature....Lol that dude is living in Candy-Land if he thinks that is the proper expectation to set for a rental property investor.