Hence the mud tunnels.

I mean you do not just jump into what is an obvious bad deal just like you do not intentionally jump into  mud puddle when you want to take a good swim. 

Those questions should be made to weed an undesirables out.

.• Configuration: Two bedroom, three car garage, mud room, etc.• Location: Usually a very specific area.

Interesting thread and I like every response that I've read.This speaks to the timidity of would-be, new investors who consider approaching off-market owners/principals directly.At the root of this is fear: Fear of undesirable consequences, legal, financial, etc.Have you ever petted a snake for the first time?

I patched the bad spots with 5 minute mud and put a fan on it.

A good handyman could probably do this in a couple days (only a few hours total, but sheetrock mud needs to dry between coats and before paint) and for $200.

I think the key here, is finding a solution or tweaking your current solution so that it is UNDESIRABLE for them to walk away.

They are probably in undesirable areas, will never appreciate in value, always need repairs, take forever to rent and involve pulling teeth to collect the rent.I have bought the majority of my deals from the MLS.

I know, clear as mud,right?!