Buyer agrees to use best efforts to pay off existing loans that are in sellers name within five years of close of escrow.)Protection for the sellerBuyer will execute a quitclaim deed back to the seller, which is held in escrow unrecordedHow to protect the buyer in the chain of title and potential future creditors of the seller.For the buyers protection a lien of some percentage (I like to see at least 20%) of the purchase price in favor of the buyer executed by the seller will be recorded a "Sellers Performance Deed of Trust" The buyer will appear to be a juniors lender for public record purposes.The seller is protectedFor the sellers protection a reconveyance of said deed shall be executed by the buyer, which would be recorded in the event of a default upon request of the seller, which remains uncured for sixty (60) days upon written notice of default, has been mailed to the buyerThis would allow the management company to unilaterally remove buyers cloud on the title by using the pre-signed reconveyance if the default was not cured as outlined.

Or some other way to setup the mail merge by handpicking the cells?

I would then look up the owners via tax assessors office and mail these folks.

You own the property under your own name but are not involved in the day to day activity of the rental property but it's more involved than just mailing in a check after getting a loan - you have to actually close on the property like you were going to move into it yourself.  

I have a lead from a Probate mailing I sent out.

On reading threads here about direct mail, I notice everyone excludes trusts when they're cleaning their lists.

My idea is to utilize this to find listings that were leased for 12 months, at a specific price point, and specific area, and then utilize direct mail marketing to hit them up 4-6 months before their lease ends.The idea being to hit them up right around the time their trying to decide whether to lease again or buy.Thoughts, comments, questions, critiques, or frying pan upside the head.....

I do not have a marketing campaign or weekly mailings or a phone answering funnel.

This kind of reminds me of that other thread by @Will Barnard's The Occupants from Hell!

Or should I start Direct Mailing Apartment buildings?