He does really nice work based on what I’ve seen, but I do have some concerns similar to what you have expressed.

Once the deal is under contract, how do you approach your investors whom have expressed interest in working with you?

I expressed my concern about that to the tenants and (before we signed the lease) we all came to an agreement that their lease would start on Sept. 15th, even though they weren't moving in until Oct. 1st. 

I said "so how is leasing tracking" and he simply picked up a giant stack of files and dropped them, waved his hand at another stack, and then the phone rang and he looked at it with an expression as if to say "please dear God just give me a little rest".

I have not seen it expressed this way, but it seems like a good way to get the point across. 

I typically send a letter first introducing myself and express my interest in buying.

I now find myself in a position that requires me to have money coming in from a non-employment source, and I have none.First of all: I need to express my gratitude at learning this lesson early while I’m debt free and young enough to impact my children’s futures.

The new management company found additional very significant neglected repairs in the same unit and in a few of my other rentals, too.I managed to work it out with the tenants (expressing my tremendous sincere remorse and shame, switching management companies, and starting a swift repair), but of course I'm concerned this would happen again.

Federal Express, no signature required. 

----------------You've got to be formal, you've got to be classy, you've got to be personal, you have to think hard about how what you say could be taken by someone who is demonstrate that you know something about the property to express significant interest, you've got to mention in this market that you're not going to ridiculously low-ball the owner (even though, well, of course you'll try), you've got to mention that you can close quickly.