If it wasn’t the insurance it would have been the property taxes.

Account Closed I have had tremendous success using direct mail and mailing the owner of record where the tax bills get mailed to.Generally, property management companies don’t pay the real estate taxes so this gets me right to the owner.Targeting wise, I would just do a zip code filtered by unit count using a service like listsource.  

Make sure you do your math correctly when analyzing property taxes…they will be eye opening.

You’d also make all future capital gains at least partially taxable instead of tax exempt by converting your primary to a rental.

If you are going to sell then you must understand the tax implications. 

Taxes and insurance will be another $400+.

And i found launch control but the minimum is $500 a month, but they use cross-referencing data across sources to find the most accurate contact information by using a person's name and address to find their phone number, real address and email by accessing public databases, phone number directories, credit reports, utility bils, public tax records, and social media profiles. this is waaay expensive for me as a beginner. what do you suggest or if anyone has any suggestion I'd greatly appreciate it.??

If you're new to investing, keeping an eye on property taxes and HOA fees in this area is also key. 

They owe us back rent in the thousands. 

He is very good about deductions on tax returns so his income looks negligible and of course banks wont talk to him about loans.