Sometimes I have seminar investors who want me to write hundreds of ultra low-ball offers.

Agreed, and I have seen sites with a page of stickies, too many defeats the purpose.Take an aviation site, I'm more interested in ultra-lights and if I ever pose a question there I'm hoping I will an answer from some of the older in-the-know types.

In warm belt states in strong areas some can get re-tenanted in 6 months to 1 year. in the mean time they throw a party city in there, Halloween store, Christmas store, etc. to try and bring in enough rent to cover overhead and property taxes until they land a long term tenant.I cater more toward the high net worth to ultra high net worth individual investor that buys retail.

They key is a good team as I kind of got screwed in the beginning but now that I have a great manager/handyman things are running smoothly and I am getting good cash flow on ultra cheap homes. 

Is it ultra rude and underhanded for me to call the sellers myself and ask them about owner financing?

You get an ultra low interest rate up front, like 2-3% for 3 years.

It is all about the lifestyles of the ultra rich.

Especially if you look into the new ones like the big Ford F150 Super-ultra-titanium-duty ones that have variable-cylinder engines and whatnot.

But ultimately I am going to be ultra conservative.

It's going to take ultra-market changes and hyper-equity, along with a complete gut job to fix these two rehabs.