I've seen some of it, it's dated, still hyped but there are ethical issues to approaches and it all needs to be taken with a pound of salt, not a grain.I'm all for getting face to face with other investors and operators, networking is key to your success. 

Clearly you will not be able to pound nails and do other hands-on tasks.

Try buying and selling unwanted rural vacant land west of the Mississippi.We double and tipple our money on cash sales or throw off a 50% annual return for more than 10 years.

I'm into health and wellness so I send my attorney, his assistant and folks in the city halls where I do business fruit arrangements via EdibleArrangements.com - They love it and it keeps the pounds off :)

Sometimes it really is a win for a seller to save their credit, or walk away with cash quickly, or get rid of an unwanted property without much effort on their part.

. = $825,000That comes out to a 10 cap.Since you have no income at 100% vacancy, you have to buy buy the pound and not off the income since there is none.I would not pay more than 50% as the absolute max, thus $412,500 and would probably offer something along the lines of $350k ALL CASH since it also requires $60k in deferred maintenance.

Maybe put an offer of a pound of local honey into the description.

Instead, make sure your motivated seller messaging is DIALED IN and just POUND on your target list(s) every month.If a seller has a decent house and is not really motivated, they would be BETTER OFF selling via a broker & the MLS.

@Ryan D.Have you ever had problems with the For Rent signs attracting unwanted attention?

Straightforward message that offer to help with problem that they either cannot solve or wish others to do for them.Recipients get pounded with mail now (just like absentee owners) and are desensitized to most letters, especially the "I want to buy your house for cash" crap.