On a side note, if anything were to happen, my wife is a criminal defense attorney and would likely represent me at a considerable discount!

Ryan Dossey  a lot of it is a west coast perspective IE cash flow is not necessary or not my number one goal most of the time.. of course there are many ways to skin a cat and many very successful cash flow investor out west.. with me I am more of an in the moment investor... my very best investment has been in bear land... path of progress pay cash and hold for 25 years but make 100 times my money.. not sure if its right  but when they cook off they are big checks.

Save all the numbers and follow up every 30 daysI use the same message as the yellow letter, just with some minor modifications and I added the picture of me with my familyThe letter goes something like this, change the message over time, same as what you do with single family, there is no magic formula just consistencyDear Apartment Owner,I am interested in buying your apartmentIf you are considering selling your apartment for any reason, please call me at ??????

Hey @Jeff Cooke welcome to the site!

It great that the owner has no debt service but there are a few issues* not motivated - he's already asking above mark worth so he's not just trying to unload* multiple people- there are many "cooks in the kitchen".

If you feel it can be done within that timeframe, please feel free to contact me at ---------------.

Well he met with me at our local courthouse and he showed me how to get these probate listings. 

Also, if you haven't been already, start listening to the Bigger Pockets Podcasts when you are driving, working out, cooking, etc..

Feel him out a bit and if he's committed to a price that is unreasonable, just say something like "I just can't make the numbers work for me at this price.  

I could not find any other deals which interested me at the time so I made a craigslist add stating I was a local investor interested in multifamily properties.