The art is how to talk to them so it seems like your not a new investor who doesn't know what they are doing, nor will waste their time (the most important step).

A lady left her loaded gun in the restroom of a church up here a couple years ago.  

Well, I've owned my 4 unit for all of 12 days and got my first tenant call loaded with drama. 

BP market place for lenders Is loaded with these characters. its why they have a big disclosures at the top of it  IE beware lender frauds.I think the folks that get burned by them need to look within.. and realize that if you can't get money from your local HML that you can go in and sit down with and eyeball. then there is not anyone on the internet that is going to do it for you.these lenders scams are old as the hills. my Dad showed me these as a very young agent.. back in the late 70's  money for due diligence never fund. 

See if you can find one that has experience in helping clients find buy and hold rental properties.I can't stress enough to line up the financing FIRST, any real estate agent who is good and therefore busy will not waste their time with someone who is not even pre-qualified for financing.  

But you don't want to waste your time looking at areas you can't afford, which is why the approval is necessary 

As @Brian Burke mentioned, some people on the mailing list won't be a good target and you don't want to waste your money (postage, time, letters, etc).I spend a lot of time researching and identifying a certain type of owner as my message or copy in my letter needs to connect with them.

As a buyer myself, I think it is a waste of time and effort trying to get one to go through...and I echo that as working as an agent for a buyer.  

I tried two browsers, Firefox and Microsoft edge. neither loaded but timed out. 

When the next down cycle occurs for their strategy they load up on properties when everyone else sees "doom and gloom".