I started bringing donuts for their team when I would stop by to get keys from them.While this anecdote has more to do with client retention than acquisition, I still find it interesting. 

But the real key is to find motivated sellers.

The key is to standardize property quality and management systems, which would appeal to buyers seeking scale.If you’re thinking long-term, holding these properties for cash flow while leveraging local appreciation is also a strong play.

Have you considered Turn Key properties? 

Hre are the key things to knowWhat you are bidding on - often oddball properties that are hard to identify and have little value are auctioned offThe true as is value of the property, The tax assessment can be way higher or way lower than the true as is valueThe local laws and how they affet your total costs and returns

Keep at it because the way you talk and your analysis preference + being good with people is the key to what you want to do.

If they fail to comply, you may need to involve legal counsel or contact your state’s real estate commission.Hire a Reliable Manager: Finding a professional, responsive property manager is key.

The real key item here is the equity.

Clear communication on expectations is key—I'd definitely push them to split that $250 cost at the very least! 

It's a progression but the key is to take the smallest of incremental action each day and it will sum up to something incredible in years.