Property manager helping to guide, and now stepping up to next level with networking.

But as an investor I see that as a high level of competition in a market that doesn't have enough draw for families (mine, at least).2.

They will also have their rights extinguished and a judge will sign an order to have the liens released.This is a high-level strategy that requires a lot of knowledge and some cash as you will not be able to purchase these properties using financing.

I'm trying to stay level-headed and unemotional about it (it's not going to kill my deal regardless), but this doesn't pass the common sense test.  

There are going to be three levels of addressing this 1) things you can simply go there and do anytime (pick up pet waste and throw it away) 2) things you can do given proper notice (enter the unit and inspect, repair damage etc) and 3) things you can only do given proper process/procedure (notice to vacate, increase rent etc.)

Use a CRM and have a email campaign to convert it at a higher level. 

Maybe start finding deals to wholesale, which will sharpen your deal evaluation skills and generate cash for future investments.If you find really good eals, you could even require that you participate or get a piece of the deal.

Year round occupancy levels trend around 65%. 

The truth is, if the owner did increase the rents and was operating the property to market conditions, and at the most optimal level, they likely wouldn't be selling the property.

The issue is this negative initial cash flow increases the amount invested which will impact ROI forever.I do not do flips, but if I purchased this property I would be flipping it rather than suffering that level of monthly negative cash flow on that cheap a property.Regardless if you rent or sell, add a closet to each bedroom.