I have reached out to potential homeowners / management companies via Craigslist, Facebook Marketplace, Zillow, and HAR thus far.

It sounds like he's talking about backing out via contingencies on the contract like inspection or financing contingencies, where you can back out of the contract and get your earnest deposit back.

They won't do it via email.

That will ensure there will be built in equity that you can figure out a way to suck out equity via a cash out refinance, line of credit, cross collatorization, or selling the property.

I have told shellpoint to NOT CONTACT ME AGAIN VIA EMAIL AND TO USE CERTIFIED MAIL ONLY.

I have reached out to potential homeowners / management companies via Craigslist, Facebook Marketplace, Zillow, and HAR thus far. 

Communicate with your tenants via text, email or through the portal.

We are currently negotiating a deal with a property owner while building relationships with engineers, builders, town managers, and others who (like @Steve B. says) we would have never thought reasonable to call without the education we are getting from VestRight. its just an advanced version of the very simple concept on BP of creating your core 4.. of course with developement its more like your core 12 :)  good luck all in the development world.. this can be done.. but its not something that will fall in your lap its not like talking someone into selling their beat up rental :)   

Or...you could talk to an attorney and start your own C Corp (for investing in real estate) and then roll over your 401k via a ROBS (roll over for business something).  

We even see some charging 10-12% in one of our markets now.That's not to say 25-30% isn't possible anymore, but it most likely would have to come via a referral where the owner isn't shopping around at all.