Any tips on how to approach people, especially seasoned Investors. what questions I should be asking, even help on body language etc.

I've now analyzed dozens of deals and all of them have been big fat negatives.

Find the office that has plenty of donuts and coffee and lots of people hanging around bs'ing about last night's game, or how their one-and-only contract fell out and are ready to pounce on any breathing body that comes through the door.  

The general public needs a governing body to oversee this stuff to protect the public's interests.

No SSAE16-Soc II report on file, No E&O, no regulatory body governing them, no audited financials, no policies and procedures on NPPI data, etc.) they aren't going to be able to call an institutional lender/servicer/bank to buy a note.Our diatribe ends up being to the benefit of the OP.

Now you also loose your homeowners insurance because no body wants to underwrite!  

Seems like the city managers are living fat and happy with these value increases. 

You can also check out their body of work to see what kind of buy side and list side deals they have done recently.

So I'd suggest that you put some weight on and grow out some facial and/or body hair.

Property managers are looking for warm bodies to fill vacancies.