You may need to have some flexibility on your credit requirements...if they have solid income, good rental history, no evictions/convictions - grab them before the weather gets cold.

Finding one that fits my needs is not as easy as cold calling random firms in the area. 

., thanks for the cold, emotionless honesty.I could pick and choose a few decisions to nitpick, but you're not looking for that, don't need that, and it seems to me like needless piling on.The one thing I will comment on is the idea of a landlord feeling like he must/should generate consistent cashflow on a fully mortgaged property, especially when the mortgages in question are 20-year or less. 

Then another 2 to 4 weeks to "fix up" while it's getting COLD outside means we are in the middle to late part of November at the earliest before the new owner can even hope to START getting tenants in there.

I am ready and willing to go out into the community, but if I am going to go out and put down $20 for REIA meetings, miss work to go to lunch chats, or take potential mentors out for coffee, not to mention cold call or email realtors, I want to do it right.

And keep in mind the weather here in the Willamette valley can be daunting for the very long wet dark cold winters.. 

We also do cold calling to reach more people.

I want to send yellow letters, printed mail and postcards(for Non owner occupied), then do some door knocking and cold calling.BUT I have a few questions before I start this process.....

The credit belongs to the man who is actually in the arena, whose face is marred by dust and sweat and blood; who strives valiantly; who errs, who comes short again and again, because there is no effort without error and shortcoming; but who does actually strive to do the deeds; who knows great enthusiasms, the great devotions; who spends himself in a worthy cause; who at the best knows in the end the triumph of high achievement, and who at the worst, if he fails, at least fails while daring greatly, so that his place shall never be with those cold and timid souls who neither know victory nor defeat."

Some of it would be all of the vacation properties here, some would be the aging population that moves here to get out of the cold during the winter.