It depends on the market, the motivation of the seller, and how well-versed your agent's negotiating skills are.

Maybe 75 days before, send a text and say "Hey, I know your lease is ending in about 2 months.

That's where it comes down motive and intent to me .. has the LL house been sitting for 6 months because no one will rent it LT for that price?

I sent the tenant a text saying “would you be able to turn the the music a bit ?”

Every test kit comes back as positive and they get to market you remediation.I would talk to your tenant and try to sus out their motivation. 

Hey @Karen Smith I'll DM / text you. 

I'd recommend getting familiar with the software Propstream - has tons of great owner information that you can use to narrow down to sellers who may be more motivated rather than just calling any house off of the street.

Go talk to a QI  Then you don't really understand how these discussion forums work because the first thing is I didn't come here necessarily asking for help I'm asking questions that will be good for everybody to learn from and that's helpful for everybody the second thing is these forums aren't necessarily here to help people but for certain people to sell their products and get referrals and the third thing is when your adversarial all these guys with the big egos want to come out here and prove you wrong and that is the main time they sometimes say something that is useful because now they are motivated by ego.

Make him communicate via text or email.

Leads are sometimes texting us back at the number we are calling from, however we're unable to respond because the Twilio numbers we're using aren't A2P verified.