There's also plenty of tired landlords out there...

., no complete rehab), thought mls was the best route. interesting. 1 out of every 95-100 offers...interesting stat. 2 rejected offers on the same property, so a long way to go haha. it's very tiring to look at so many properties only to find maybe 1 that falls in your criteria and then only to get rejected. the waterfall of looking at properties to getting an offer accepted is demotivating when i take a step back and look at that conversion rate (i'm a digital marketer full time so i look at it from that perspective). thanks for the responses!

I have long desired to find an investment vehicle for myself and my family.

Find a tired landlord and get them to carry properly for at least a few years. 

Have you ever used raw land as an investment vehicle?

If someone is running a tight ship, paid meetups are actually better because the tire kickers do not show up.

My RE vehicle is Multi-family (Duplex, Triplex, etc.) and/or apartments buildings/complex (50 units and up). 

Codes might consider it an "inoperable vehicle" I don't know, if you go down to ask let us know what they said. 

Thanks in advance, Mikeone of my colleagues has good success targeting tired landlords, and in his letters he specifically mentions "guaranteed rent". since he does subjec to he lets them know that he can get them more money than the typical "i buy houses cash" guys.

When you get tired, we'll quit".Go for it.all cash