I've had to tell the landlords "no, you're going to lose because your 'accounting' isn't up to snuff" or "no, you're going to lose because you did not provide a certain type of required common law notice" or "no, you're going to lose because you also breached the agreement in some form or fashion". 

Alright BP, here is what 200+ burned Morris Invest investors need:  a strong recommendation from true experience for an Indianapolis PM company that can actually manage properties in a turnkey fashion...causing the out-of-state investor less stress instead of more!

We've tried code violations, evictions, probate, tax delinquent and just old fashioned absentee owners.

Must I disclose this to my buyers in some other fashion?

But even with Bars on the Windows, thieves always would find  a way in, like in the old fashion Milk shutes.....They would slip a little kid in the milk shuts and they would unlock the doors, so we had to seal shute the milk shuts.  

However I think your still going to run I to issues getting the work done in a timely fashion.

I was listening to the podcast about land flipping and how he sends out letters /postcards to property owners making offers and I was wondering if this could be done in the same fashion?

My end goal is to be a long-term buy and hold investor with a job in real estate in some way form or fashion (preferrably an agent). 

Glad to have some reassurance as I'm looking to scale up in a similar fashion in the Cleve! 

Is he going about this in the wrong fashion, and is there a way to avoid these types of sunk costs after submitting an offer?