Once they see your name a few times, then you'll be able to strike up a relationship with them.

Again, though, this is just my position, and I am sure that others will have some worthwhile thoughts, but get out there on the real estate websites, find some properties that you like, and strike up a conversation with the real estate agent.

Have your finger on the pulse of the market that way when it is time you will be ready to strike.     

I spoke to a few potential sellers over the phone and they strike me as just folks who may want to retire and they're totally ok with offering a good deal. 

As Jonathan mentions, make sure you have realistic expectations that the property isn't really for sale, but if it is and you can strike a deal all the better. 

CA also had higher delinquency too from what I remember (has more to do with willingness rather then ability to pay - “Rent strike” ideas are gaining traction; NY has the same issue).

I am striking out so far with Comcast, AT&T and Spectrum. 

I don't know the market you're investing in, but it strikes me that this deal is below the 1% rule of thumb (1000/112k).

If you were in a rental during a hot summer and the HVAC decided to go on strike and your apartment was in the high 90s (or worse), and you leased a place with AC, I'd bet anything that you would want your landlord to make things right - and right now. 

The buyer usually gets scared and has their attorney try and strike it from the offer during the AR period, forcing me to make a decision of going forward with this buyer and rolling the dice on the appraisal, OR dumping them and going back to the well of other offers I may have had.So...I'm wondering if anyone has come up with a way to get that offer to waive the appraisal to really stick and hold up through Attorney Review??