@Tom Barnicle, I agree with @Matt Morgan  that direct marketing is a good way to find off-market deals.By working with a list broker, you can get a list of property owners that have property fitting your requirements.

I had the same thing happen to me, but I ended up  adding a property management certification to my real estate license, made sure my broker allowed and was insured for property management and made it completely official.

Hey Aaron,To introduce myself, I'm a broker in the Bloomington-Normal area of Illinois.

Because if you do not here in Texas, you would fall under brokering without a license.

I have done, been involved in, and/or brokered thousands of transactions over those 42 years. 

If the 'rental lease agreement' is between the tenants and them, can I manage their properties as an agent without a brokers license?

But my broker has been in the game on the commercial side for 15-20 years now and could point you in the right direction.

The PSA will have a provision confirming this and you will also agree to indemnify the seller should any other broker claim the right to a commission.In other words, if some other broker introduced you to this property... that's your problem.

You can work with a list broker to customize the best target for your market. 2 examples for the Denver area includeSENIORS ready for downsizingAge 60-89Home value $100-400,000Purchased 20+ years agoSingle family homesHigh Equity# available in county: 3,115 -  Adams, 1,580 - Boulder, 3,951 Denver, 947 - DouglasABSENTEE OWNERS with High EquityHome value $100-400,000Purchased 7+ years agoSingle family homesHigh Equity# available in county: 2,255 - Adams, 1,784 - Boulder, 3,915 - Denver, 677 - DouglasDirect mail has been effective to help many investors find the properties that they want to buy - from people who are ready to sell.

If you can't get in to see the units, the broker is not doing their job.