It was off market, I paid a local bird dog $20k for helping to get it to the close and even including that $20k at market rate it met the 1% rule.Today my underwriting would not have a 1% ratio with 80% LTV as positive cash flow in class C.  

And don’t sleep on local banks or credit unions—they sometimes offer flexible portfolio loans that could work for a deal like this.Since your wife qualifies as a first-time homebuyer, check out any state-specific programs or HUD options for down payment assistance.

I believe that you don't get returns (failed to deliver) with bulk mailers so you don't know which addresses are bad.That's the simple stuff.My advice is to do various mailings that you or some prepares locally, that go out immediately, using 1st class postage.

Go to BUILD YOUR TEAM at the top of the screen and look for local investors or meetups in your area.

I would suggest going to the find a lender tab here on bigger pockets to find a local lender who has the same products. 

I'm an investor but new to so-cal and was interested in meeting some other local investors.

Please do this first:  contact the local Housing Authority office in your market area and obtain the landlord package.

I had constant issues with the local government and the taxes were absurd.

I write and call my local and state political representatives weekly about this.

Generally local agents have one purpose, to sell.