Rather than go into all the specifics I would suggest you read some underwriting books to understand how to analyze these larger deals.A few that come to mind are:- Multifamily Millionaire Vol 1&2 (Bigger Pockets) Multifamily Millionaire Book Bundle – BiggerPockets Bookstore- Hands Off Investor by Brian Burke-  Definitive Guide to Underwriting Multfamily by Robert BeardsleyThere are many others out there, but I would suggest starting with those.

When you are using OPM I think you should always have a specific deal before you open an account or transfer any money.

Talk to a local realtor about rental trends.Consider the specific homes you've found.

@Marshall Hooper FB is just another mean to reach a specific destination (aka audience).

What are the specifics of your financial position and experience? 

We have noticed that no landlords comply with any of the student rental rules and regulations in Syracuse, NY but do not want to put ourselves in a situation in the future.

This topic can be very specific to each person's situation. 

The income is the same, the difference is how hard you work to achieve it.Parting thought, I also purposefully lag the top of the rental market in my personal portfolio...if a property I have owned for 4 years was rented at $900 and has a good resident then even though the value of that property may be $1250 I am still going to put this specific resident at $1050 so both the resident and my portfolio are winners each year and we have incentive to keep it that way.

I know your post was about direct to seller, but in the multifamily space, if you're looking to purchase bigger deals, anything 100+ units, it's more challenging direct to seller.I would start with sites like Crexi to aggregate data in a specific market, and target what you're trying to buy. # units, time left on debt, how many years held, whatever you're focusing on.We've also had some success using wholesalers to bring us deals.

Which specific area you thoughts are inclined .. simply saying define your Buy Box 3.