Are these mostly done from relationships with brokers and cold calling, or are these attainable through MLS listings that have already hit the public market?

Also, having them invest with you now might start a good relationship, where they could continue investing with you.

Some mentors charge money, but others will work with you if the relationship can be mutually beneficial.Cheers!

Ive been given lock box codes but I have a relationship with my agent lots of times it also depends on nieghborhoods and condition of property, personally you probably have very little to worry about.

@Jimmy Warr, depends on your balance sheet,credit worthiness,relationship with your banking contacts,ect.

I learned that Real Estate is a Relationship business.Consider other avenues, for example Subject 2 and Lease options.

Our success has been in finding the right alignment of goals and values in the relationship.  

not an easy situation , i would just have a talk that you feel bad , you allowed him time to mourn , but you can't really do this . you will help him try and find a smaller 1 bedroom , or studio and will be happy to work with him . tell him you and him have a great relationship and you don't want it to sour because of this . i think once a person falls behind , 90% will continue the downward spiral .

Start talking to multifamily brokers in your area to see what types of deals are out there and try to start developing a relationship with a bank, possibly a local community bank that is growing their portfolio.  

But it is most definitely a buyer beware situation, both with regard to you practicing law pro se (and many lawyers won't even represent themselves under the maxim "the lawyer who represents himself has a fool for a client"), and to your relationship with your lawyer.