I have thought about direct mail campaigns and like the idea, but that tends to have at least a 2-3 month lead time on contacts.

And I will also be checking out Branson, MO @Gary Nelson and thanks for the reminder of ALL the benefits.. that long term view is important. 

Quote from @Rayna Hahn: Santosh, In our deal, we are receiving interest payments and they have been paid every month although I have to send an email almost every time to remind them.

Out of the 20 letters I've sent, I've had 1 guy get back to me and we were in discussions but weren't able to find a price that worked for the both of us.The issue is that I only have a few houses on my mailing list so far (just places I've walked or driven by that caught my attention), and blindly searching every street and address # to see which houses are actually legal multifamily will take forever and doesn't seem efficient.I know the data is publicly available, I just don't know how to aggregate it in a way that would be efficient and useful for blasting out marketing mailers.Are there any websites that can pull massive lists of all multifamily houses in my area?

@John Underwood @Jay Hinrichs It reminds me of my first short sale.

That said, expect to deal with a fair amount of fluff leads.The two best strategies I’ve found are inbound methods: direct mail and Google Ads.Direct mail can be expensive, but it can also yield highly discounted properties.Google Ads, on the other hand, doesn’t require data extraction like calls, direct mail, or texting.

It reminds me of a story when I used to work at a church.

They understand their obligation, so you don't need to keep reminding them or giving them chances.

REMINDER: Even when you make a deal with a non paying tenant to always continue the legal process in tandem.

I sent certified mail mid september that was returned from the post office. i eventually flew drove down to the property in beginning of October to post eviction notice on garage and front door. i inspected the property that seemed half way abandoned.