Over the past year, I have worked with @Sean Richway on several deals and have been satisfied with his attractive terms and subsequent loans.

Like everyone else replying there are too many to mention: @Brandon Turner for his real estate recommended book list....which i searched and subsequently allowed me to find the Bigger Pockets community with its wealth of experience and info @Michael Blank For putting together a great step-by-step guide to syndicating your my first apartment acquisitions (which is coming together!)

Subsequent conversion of a purchase lead to a listing might put this in question, however.

A subsequent foreclosure hits previous owner's (seller) credit new owners (you) credit, I get that, and I guess the possibility of foreclosure disclosed in the purchase agreement relives you of responsibility to pay debts as new owner?

Moreover, @Jerry Puckett has advised that each subsequent mailer build on previous mailers (e.g. second mailer says "I have contacted you a few weeks back...").

My question is this: those of you who have successfully sent direct mail, received a response, got a contact, and subsequently completed your chosen exit strategy - what are some of the reasons the sellers were willing to sell?

Another property I showed and almost sold had a murder-suicide from the late 1970s but then another subsequent suicide in the basement recently.

I subsequently let the seller talk his way down on his price and we eventually settled on $600k total with him financing nearly 50% of the deal at 4%!  

This is saying an extra principal payment reduces the interest due in all subsequent months.

That deed isn't valid until it's delivered to you, and you're only secured as against the land bank's subsequent conveyance when the title company records.