The key for me was finding an agent and PM that I trust.  

I find the county property appraisers website to be very helpful for owner (or trust) and current address then google search from there.

They dont have any equity in the property anyway, its a matter of finding a way to convince them to trust you, that you will pay off their mortgage. 

Most of my investors sign in their personal name, but we do have some that prefer using an LLC or trust.

We are a group of Latin American investors who are experiencing economic losses due to the irresponsibility of ABC Capital.We have found on the public page www.courtlistener.com two actions where our office of trust in real estate investments and property manager, to whom we entrust our investment and assets, are sued.We put at your disposal both actions; with the warning that they should not prejudge, since it will be the court that hears the case who passes sentence, since it is the one that knows the evidence presented.https://www.courtlistener.com/?

To be honest, I'm probably going to back up my moderators, who I have hand-picked and whose judgment I trust to enforce the rules that Josh Dorkin put in place for this site.

We put everything in a trust, which protects us, the seller, and our residents.

I have great credit and day job income and qualify for a disgustingly huge mortgage level, even without rents included so mortgages are not an issue for me.

It all takes time, it takes time to build trust, to create healthy relationships with those in your industry & market & it definitely takes time to build a successful business.BP is a great resource for information on any type of investment relating to real estate, you just have to look for it for like 5 minutes.

This doesn't scare me off, but it might for others depending on levels of risk aversion.