Since I am super new to this, I do have a few questions:By testing the list, do you mean what data am I pulling (absentee owner, tired landlord, etc)Testing my mailer, do you mean trying different messaging?

Look up the rental laws in Portland, it is a NIGHTMARE for property owners.  

I'm a business owner in Denver metro and looking to start investing in markets outside of Colorado. 

ways to meet such people would be meetups, or simply walking into some smaller offices, could also ask around to other owners of the assets you are interested in and see who helps them. 

Vacant SFH, absentee owner, 100% equityYou send a direct mail or postcard asking the seller how much they want for their property. 

I'm a small business owner and my partner has a corporate job. 

I've sent letters to the owner on tax roll.

A 2 +1 is a legal 2-family with a boarder unit that can be lived in by the owner, usually without a stove and you want to make sure the bathroom is permitted.I hope that helps.

As an aside, my laundry pods for the guests and liquid for the turnovers are "free and clear" and have never gotten a complaint.I have had guests break into my owner closets, but oddly never steal (they were kids probably looking for liquor). 

If the software is not simplifying your life or making you more accurate, you shouldn't use it.Software does have extremely helpful features like online payments, marketing syndication (click a button, and your property is advertised on multiple sites), electronic document review/signing, maintenance tracking, and owner reports.