Out of thousands of mailers, dropping off letters on doors ,yellow letters, business cards, post cards, EDDMs, and occasional door knocks [i am kinda a shy person so this is only if I'm in the mood or feeling esp driven ;-)]) I just haven't had much success at direct marketing.  

It ruins my mood and my day. 

You need to talk to the eviction court for your area and state where you are filing.For me here in Georgia the ones on the lease I include their names but additionally if I know others are there or think they are.Then I file another form to go along with the eviction and a letter mailed out to the address that says "and all others" and that covers anyone else in there for the eviction.The process and eviction will vary by state so when you go file eviction if they are in a nice mood they will help you.3 day notice make sure you mail to the address with proof of mailing and also tack on the door and take a picture.no legal advice

@Rikard Lorén I was in Stockholm in August of this year and was blown away how awesome that city is!

You can attribute that mood to biggerpockets creator, Josh.

We discussed the financial history of the partner's wife and it quickly became clear that we did not want her prior FORECLOSURE to hamper the lending abilities of the company.There is no way to kill the mood faster than to say the word "prenup" to your significant other.

So being a bit upset / not in mood to now start playing a best and final after bank has already gave us an acceptable offer in early Dec.Appears listing agent is one to blame and my agent says while their is nothing I can do, but she can report him to the real - board etc. if we don't get a signed contract.While could play the game of offering more, I think time is worth money also and need to look for next one if we don't get a signed contract.Any advice on playing this game ?

I'd have to dig into your books for the past 25 years, taking cost on purchase dates into account to be sure, and probably neither you nor I are in the mood to make/have that happen.I've back tested all my funds, and to date, they're hitting 9-12% annualized, depending on the fund. 

People are people, and as you mentioned, they can be fickle, bad mood, angry...

OTOH, if you're in a speculative mood, this might be OK.