I’ve built strong relationships with agents, contractors, and other investors in the area, and one of my contacts informed me that the owner was considering selling but hadn’t listed the property yet.

If it's on your credit, you are on the hook for it.However, it shouldn't effect the loan process too much, a simple Letter Of Explanation should be able to get the job done with the correct investor. 

Alternatively, in addition to the per diem in § 17 (Possession) for failure of Seller to timely deliver possession of the Property after Closing occurs, Buyer may elect to treat this Contract as being in full force and effect and Buyer has the right to specific performance or damages, or both.22.

It has good integration, is cost effective, and the direct booking feature is pretty good!

The deeper your market knowledge, the stronger your relationships with agents, contractors, and lenders, and the better your deals will get over time.

We are starting from scratch on this business relationship and hopefully this will go as promised.

Byrna    it has an effective range of 60'  Have any experience with one of these?

The fix/flip might be a good way to get such a relationship started: usually has lower cash out of pocket requirements and you can sell the property faster to recoup the capital invested, plus any profits.

Does anyone have a good effective 3rd party mailing company to send mailers direct to seller?

I spent a decade in advertising, before founding and running a custom wood shop for another decade, so 'm pretty good at the self-promotion.I agree with you that the more gorilla approach would be most effective and that's actually what i've been doing – calling RE agents in my service area with active listings, introducing myself to property managers and leasing agents...To answer your question, I will have to handle the work myself for 6-12 months to build out the SOPs and field service management systems, but I have a lot of relationships for those looking to "do the work".I'll check out the meet up and would love to grab a cup of coffee, I'll shoot you an email.