To solve a problem you almost always have to identify the source of a problem and the fact that one party has ruled over the demise of city after city has to be faced as one (major) source of the problem.  

Should i be meeting up with the seller face to face or calling to make the offer?  

Take a list and send half one letter and half a different one then track your results.FYI in MA it is $500 and $500/year after, then of course the other costs and obligations of having a company (Even if bare bones and poorly run:) ).  

You will help them save face, make their client happy, and they will actually get more commission bring the deal to you.

I am going to go against the current... and say it really depends on what the tenants expect, what type of market you are in, and how expensive of a repair you are facing.

Gets me out of the middle and I don't have to be available to meet the repair person.Late Fees: $80.Breaking a lease: This is a tough one because technically they are on the hook for the entire term of the lease but that's barely enforceable.

I'm thinking it's a hearth room, put a fireplace in, open the wall over the sink if it faces that exterior wall, you don't have to take the wall out, just an opening, that together with the wide traffic area to that room from the kitchen will tie the two together, carry the same flooring throughout as Heather suggested.

Once you've worked up a repair estimate and gone through your numbers I would call them back for another face-to-face meeting to make your offer (I prefer back at the subject property...it's full of reminders of why they want to sell).

This year, I have a pretty aggressive (for me) acquisition goal but have faced a number of obstacles in my pursuit of it; namely, I have trouble finding an agent (w/ rehab experience)  to show me properties of interest.

I can barely reach her on the phone so I don't have the chance to even sit with her discuss anything.