I would be knocking on doors in the HOA asking who the president is and chase them down.

It can be a for sale by owner or something you find by knocking on doors.

Before anyone goes and shuts their doors in my face, I would simply like to get a cup of coffee or a brewski with anyone open to the idea.

Basically, instead of testing every outlet and door handle, he is inspecting the larger and more concerning items, i.e. electrical, plumbing, HVAC, roof, drainage, attic space, foundation, crawl space/basement, etc.PM me if you want his info.

They said the door worked perfectly fine.

Brought in a number of concrete contractors and they all asked were they at the correct address, because the sidewalk they were looking at (my property) did not look bad at all, but the one next door (owner occupied) was in terrible shape.

He owns a 4plex right next door which is finished and occupied that he also wants to include in the sale, he said the lowest he could do for both is 80k, so 80k for a potential 9 units.

Like what is it that draws one person to use a 1% rule and another to use a cash flow per door rule?

Honestly the brick and mortar model is attempting to adapt to the internet world, but it is difficult when every brokerage office costs at least $2k a month to keep the lights on and door open. eXp doesn't provide the leads exactly. 

I'm thinking of  knocking on any door where the house was built in the 70's or 80's and asking if the owner has any interest in selling their home.