The simple fact is that even with a "team" of people managing a property, the attention to detail and personalization is just not there. 

Some are on the list but already got everything taken care of, others were very hostile and mean which wasn't a surprise because I'm sure they got a lot of calls and letters from investors, and others just didn't respond and were basically putting their heads in the sand.

I don't care about the lying, per se. 

The current owner pays for the water and lawn care.

Hi All,I have been researching to find a good Property Management company to take care of my rental in Inkster and came across 3.

Personally, if you brought me a deal that met my criteria, after your assignment fee was baked in, I wouldn't care if your assignment fee was $50k. 

I don't really care whether the back right burner of the stove doesn't work or there's some water damage on some joists somewhere. 

My thinking is that there is room to raise rents, perhaps screen for better tenants that take care of the place and decrease the maintenance cost and get the NOI up above $100k/yr. 

I'd pay close attention to Jay's post...make sure those fliers don't make you look like a foreclosure consultant.

You'll just need to find the balance of giving amazing and caring customer service to those sellers in need along with remembering as an investor, you are a business and you will need to create a win win situation for both you and the seller.