I have looked up all the owners and have their mailing addresses but I really feel like a conversation over the phone is a much better way of getting the owner to respond positively.

Hey,I'm currently educating myself on becoming a investor and I had a conversation with a established real estate agent.

how should I approach the conversation?

@Tom S. that hasn't come up at all in the conversations I have been having.

I would appreciate any advice or tips on this strategy. Thanks in Advance.

Number of inquiries, number of applications and our showing to lease conversion rate has increased.

So take what I say with a grain of salt.The first thought that occurred to me is to double-triple-check that the property's conversion from a duplex to a triplex was approved by city or county inspectors, and recorded with the recorder's office. 

I have seen multi-family properties listed as single family houses which is indication that most likely the conversion was done with out permits.

An internet search should reveal them.For a start, fill out your profile here, upload a photo and join some conversations to let people know of your successes and your expertise. 

If you haven't yet- be sure to setup some "Keyword Alerts" to get into conversation in your target area.Seeya around!