Something as simple as a mailing to families - don't say "Your children will enjoy this" - rather - "families with children will enjoy".Think about the creepy factor.

I will edit my analysis to include these 2 factors.

Rising interest rates in a heavily levered economy and massive tax reform are two highly unpredictable economic factors...along with all the other black swans out there. 

Ideally I am looking to find rentals that are tenanted and ready to buy.

I suppose I was waiting for an ideal time, but it has become obvious that the timing will never be ideal.

The property is 100% occupied, but I still factor 15% vacancy rate as the Texas standard. 

Of course, if you aren’t offering to pay them their commission, let them know they’ll need to factor their commission into the purchase price.

I deal with a municipality, two electric companies, a natural gas provider, and a water provider.

Maybe its the value investor in me, but I'm not sold on the idea that ideal cash has the level of costs that is often attributed to it.

It's all situational as your age, goals, regeneration of capital,etc. all play factors in strategy.I know for commercial real estate maybe 4 out of 10 calls the investor might be a fit for me.