Every time I've chosen a poor tenant, I had done so because I was getting antsy to get the property rented out.

Once I have chosen an area to market, how do I do direct mail?

I know you said they feel cashflow will increase in the future, but I would think thats a gamble.

from ones that don't seem to apply to your chosen niche.

Without exception, every one of those laws has denied access to funds and denied home ownership to people who could have enjoyed property ownership if there were a free market.The number of workers in my chosen profession, mortgage brokerage, is down by nearly 80% from its  2007 peak.  

They have a non refundable due diligence fee, but will give you a term sheet once they get your info and you can see what your gambling your due diligence fee on.

I am Imagine the loan of course would need to be small enough to take a gamble, but large enough to make other investors take a 2nd look.

My hand chosen Realtor and I went out to their home and I offered to buy the home as long as they cooperated with the agent I referred them to.

It seems it's just gamble.

Your work is double in that you need to get a firm grasp on market value and a good idea of rental returns, vacancy, etc for your chosen market.