If your letter sings, then YOUR phone is the one that should start ringing. 

And you can always give someone a rent discount for being your "eyes and ears" on the property, but that shouldn't cost more than a couple hundred bucks a month. reserves of $300/unit counted in expensesReasonable, but not an "expense," (i.e., shouldn't affect NOI/value).

You may also be able to find Unhappy landlords by calling the For Rent BY OWNER signs on houses that look a bit rough around the edges -when you see that, you are probably going to be looking at a person who is not meant to be landlording, and is probably up to his/her ears in deadbeat tenants! 

If you have any other advice, I'm all ears!

Have a number in place where the potential sellers can call you such as google voice or ring central 

Lot's of employees and high leases.We were at the GA fair last night and 2 cheese steaks, 2 onion rings, and 2 drinks were 44 dollars.

Most BPers seem to believe that simply sending mail will get the phone ringing: the shotgun approach. 

I've listened to 30+ podcasts (ear buds while I mow the grass every week), read several books from REI strategies to property management and several topics in between. 

., upload them to CL, put a ridiculously low price, and watch the phone ring.

I sincerely thank you for accompanying me on this little journey, friends, for the lending of a sympathetic ear is counted among the finest things on earth.