For me the answer is simple, if the gain from the sales of the property outways the amount you would get from the positive cash flow in the next XXX years and also will cover depreciation recapture tax than it would be good idea to sell.

I usually just send a postcard that says Hi my name is Dwayne and I would like $Buy$ your house at 123 Main StreetI can be reached at xxx-xxx-xxxx.I don't do cold calls because I thinks it's better for seller to come to me and I just screen them than me go to everyone and have to screen everyone.

And if you would offer a lot more than it is listed for consider something like $1000 over the highest offer up to an total of $XXX,XXX.

Yes a similar property sold yesterday for XXX dollars but I did not sell yesterday so the number is irrelevant only wishful thinking.  

You must be able to say, I have $xxx of funding lined up when I find a deal that meets this criteria...   

I already spoke to a lawyer and went through the standard process of giving tenants written/verbal notice to pay by XXX date or lose rights to possession of property. 

When people login to one of these services that use the Vantage3 scoring system, the borrower is being told by what the media has sold as a credible company, that their score is XXX.

I have seen some foreclosures offered at 1%.All of my buyer rep agreements state:"....buyer agrees to pay, or cause to be paid, to Agency a commission of $xxx or xxx%....."1% won't satisfy the agreement so the buyer would need to pony up the difference.Also, since this is an REO and likely an out-of-state faceless seller I very much doubt there is any counseling or advocating on the part of the list agent.

So, If property X produces income Y and "needs nothing" and you offer XXX dollars and they say "yes," how do you protect yourself if DUE DILIGENCE and INSPECTION shows the actual numbers/value/physical property differ from the description?

I think just utilizing a separate account satisfies the requirement, labeling the account "Trust Account for XXX tenant".