I have considered those but they would need to be much much lower for me to bite, I am a value add player these days. 

I know that it "sucks" to talk about price decrease with the seller, but based on the typical DOM in this area, I think it is obvious that they won't sell fast at the current price.

I want to make the best use of my limited resources but am very willing to work.Is anyone familiar with Chris Bruce's Direct Mail Domination?

I know every major players inventory and have many connections.

@Elizabeth Wilson  you can experiment.. but most will just think what will it COST me.. bottom line.when your in a renter dominated market like Memphis  55% of people rent.. there is not an overwhelming desire to own  if it cost more than rent.Unless you move into A class properties were you may be working with white colar execs who maybe got transferred and need to sell their home before they can buy etc etc.I have sold a few this way personally.. and they ended up executing the option.. but these were 300 to 500k homes and the leasors were 700 plus fico and 6 figure earners.. etc etc.. not trying to wedge a renter into being an owner through credit repair etc... can that work yes does it not much.. you know who your tenant base is there in Memphis

I just needed to locate the real players.

@Jason Maalways have a contingency plan in effectsometimes manyhave your team ready to look at the property and have a real nice check sheetthis will save you a lot of headache out of the gate be upfront with sellers so they wont get there feelers hurtlike I mentioned if your going to get the homeruns your gonna have to have all the players on the fieldit is all about the pitcher verses the batter in this gamegood luckenjoy

Others like @Douglas Skipworth and his company are happy in those areas.2. transitioning neighborhoods that are moving from homeowner to renter dominated..

I don't know if you have heard of Grant Cardone but he has a youtube channel that teaches about apartments and how he evaluates deals and he is a big player in the Apartment space.  

So not many compared to some players in this field, but i will give you my thoughts so far.1.