Work with your realtor on creating situations that can be favorable by targeting properties that have been on the market more than 90 days. 

We're buy and hold investors that look for monthly cash flow from each property we target.

I'm targeting high medium to high motivation lists (evictions, divorce, etc...).

You might try targeting tenants in buildings with triple net leases, where the tenant owns the building but not the land.  

@Dalyn Hazell,If you've gone through the trouble to drive around and find a target property, it can't hurt to give them a call or market to them however you are planning to do that. 

Did you specifically seek out a college town as a target for your investing?

I DO WANT to target specific properties, markets, and owners (Fayetteville & Jacksonville NC +25 mile radius, 5-50 units, purchased from 2009-2012, and/or matured loan, and/or LTV of 0-25%, non-corporate/LLC owners).

Who do you think is more of a target legally? 

Its just a rule of thumb, but it gives you a target to hit and that is half the battle. 3.

This will change the value add game but its a bit too early to know the real affects as the lending environment is a moving target and we don't know how or when the health crisis will end for good.