We're planning to start with mailers and then cold calls to follow up. 

@Kevin Forsellout of state BRRRR is going to be an extremely difficult way to get started. 

The property is ~75% occupied, so it wouldn't qualify for agency programs.The seller is extremely motivated and may even consider seller financing her equity.

Verifying last 2 years of rental history and income extremely important to find the “best of the worst”.Make sure you understand the Class of properties you are looking at and the corresponding results to expect.PM us if you’d like to discuss this logical approach in greater detail!

Her family is telling me that landlords don’t have a lot of say in renting with not being able to evict during the cold months if the tenants have children.

Matthew, thanks.I understand maybe my situation isn't "extreme" enough to highlight the point I'm trying to make.So I'll try a different approach. 

Door knocking, cold calling, and other activities to get something that pencils well.

Verifying last 2 years of rental history and income extremely important to find the “best of the worst”.Make sure you understand the Class of properties you are looking at and the corresponding results to expect.PM us if you’d like to discuss this logical approach in greater detail!

We make a lot of cold calls, but follow up and nurturing leads is where we lock up most of our deals.

There is a point where  you'll be able to cash out refi from the property, but without extreme appreciation it probably won't be in year 1.