And if they don't like it, tell them what my attorney says "go pound sand". 

Those sellers are getting pounded with direct mail & calls every week sooo as long as you follow up & they remember you specifically you should be good.  

I prefer to deal directly with the (LA), the one who pounds the sign in the ground so to speak.

So, much has to be taken with a pound (not a grain) of salt so to speak.

Read books from Bigger Pockets authors, podcasts, independent research, talking to other investors, and pounding the pavement.

You may consider taking them to small claims just to get your pound of flesh.

A lot of investors are penny wise, pound foolish.

Crypto has been taking a pounding 

.) -- failing to hire a property manager in an effort to save some $$$ when you're not local AND you're not intimately familiar with the market is almost always a penny-wise, pound-foolish move.

I'm old and retired at 65% RE, 20% cash and the rest is IRA's, a few stocks, some dividend paying funds, and I almost forgot; 11 pounds of silver we use as a door stop!