In Washington, where I was previously licensed, I had easy access to phone numbers for expired listings right on the MLS, making it straightforward to cold-call expireds.

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I would only hire out for major work I can't do myself or emergency repairs.I've dealt with older houses before and the house may be fine for occupants but there's still usually lots of things that can be fixed / improved so it seems a house that isn't perfect would give more opportunities for ongoing maintenance of this sort.To me it seems fairly straightforward to meet the time requirements but I think I need to have extensive documentation?

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A straightforward response like, 'Thanks for your interest, but we’ll need confirmation that the buyer can cover the full (or close to full) listing amount,' seems fair.

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Paperwork to be signed is mailed back and forth and we only do our own lease as a formality and an extra chance to go in and check out the apartment to see if we need to fix something.