What would be the best way to approach them?

Additionally, when I see their offers, they're not really making sense (using the 2% rule as a metric).I'm thinking I need to approach the Phoenix, Arizona metro market differently and am willing to begin a marketing campaign.

Solid advice @Guy Gimenez.Its all about providing value then absorbing whatever skillsets/approach from the mentor

. $2.5k in staging and advertising.I was planning on offering her $40K for the property.I would love to hear anyone's opinion on how I've approached this deal. 

Toua,I have a friend who created a LLC for each of her properties and her take on it was she wanted the ability to limit liability/damage that could impact her assets/business if she ever got taken to court.I'm new to this myself and plan on taking this approach.

I wanted to get guidance on what will be a respectable way to approach this type of lead.

One is to approach from the flank and determine what is upsetting his/her boss most and discuss ways to solve this.

Finally, I have been working on ways to approach real estate investors and smaller companies to offer my skills.

When you approach the bank, I would look for a commercial loan structure as they can be a bit more flexible than if you were applying for a residential investment loan.  

This site makes some good suggestions on how to approach it.