There's a reason that people try to buy properties off-market and that is because you can find sellers who care more about terms than maximizing returns.So start with a conversation: you already presumably have some rapport since it's your landlord and you've spoken before.

@Michael Daniel Probably better to post your numbers here and perhaps people can run them on their end and give you suggestions.

@Shayan Sameerif you are putting down 20% cash but borrowing 80% from a HELOC, i still think you won't cash flow.i also get nervous when people throw out entire states. 

Every day I mark how many calls to leads I made, how many people I contacted (and was it email, call, text) from my database/past clients....how many social media posts I answered or made, etc.I don't know if that's automating, but every week I can quickly see how much of each money generating thing I did.Do you use Google Calendar? 

Treat this property as a business and factor in all the associated expenses, including mortgage payments (if you pull a loan), maintenance, and potential vacancy periods.To simplify management and make this less of a hands-on job, I’d strongly recommend working with a property management company.

@Laura GenoneI have my own information saved as a contact in my phone and it allows me to text, airdrop, or email my information to people I network with.

This is a great place to learn and to connect with people so take advantage of all the great resources.

I love doing these types of deals—not only because most people avoid them, but also because it’s rewarding to help sellers in these situations.

So, many people in your area may not realize its negotiable and just assume its always handled a certain way.

Sub-to is an army of poor ignorant being lead by a handful of savvy opportunists.