Should i not attempt direct mail to them ? 

But as you mentioned, I can also look for a cash partner but then I wouldn't having anything to offer other than being a warm body.

I have a friend with the most disgusting looing vehicle but it has one simple message painted on in red on the white body of the vehicle - "I Buy Houses."  

The Seller could have an issue with the bank attempting to capitalize on the sale.The Seller has the obligation to payoff at closing the loan including but not limited to the principal, interest, penalties, and legal fees associated with the lien secured by the property. 

This is my first attempt at buying/owning real estate as an investment.

It's set up to rent out as a large studio apartment, but I kind of like the idea of a business tenant that pays higher rent and doesn't stay the night.Is this something a new investor shouldn't even attempt?

Maybe you're looking at MLS listings, Loopnet, a stack of rentals sent to you by an investor exiting the business, whatever...I was just explaining what the 2% rule was designed to do, thus attempting to answer the question "what is the 2% rule?"

Has anyone attempted to use one instance of Quickbooks for multiple entities, such as LLCs?

Has anyone attempted to use one instance of Quickbooks for multiple entities, such as LLCs?

But since I’m attempting to jump into this from a cold start, there is kind of a chicken-and-egg problem.