I have this idea that I want to hold everything I touch anyway, because if I sell that the last time I'll ever see profits from the house.

That money remains as the tenants money until due each month and can not be legally touched by you till the first of each month.

I will definitely be in touch.

Stay in touch

I realize there is no one size fits all way of doing things but as long as you touch the major points like employment, criminal and any evictions then that should be enough.

We can't even get in touch with the board because they receive only mail, and it has to go through the management company first, and this company is horrible.

@Samantha Hiscock Touche 

Direct mail to absentee owners may be a great idea, you just need to understand it is not magic, and will take a min of 6 touches to your list to possibly close a deal.

A distressed property will need a "value add" to increase the value, a distressed seller can sell allowing you to profit without touching the property, but this has limitations as well as to giving a fair price and not screwing a seller.

Looking for any networking oppurtunities, getting in touch with investment minded agents, and the scoop on different neighboor hoods.