I have personally been raked over the coals on some south side properties with squatters because I wasn't prepared for the time it would take to stabalize the building.

I know personally I have benefit with my 90 home project 20 miles south of Downtown PDX..

Do I just simply say, "I want to buy your house if interested" and keep it general or make it more personalized, "foreclosures are tough, I would like to help." 

Can't speak to Manvel or Leander as much other than I have personal friends/family who live in Leander and I love visiting them - it's a great place :) I sent you a PM to connect! 

Please feel free to also send referrals for other property management companies in the area with a solid track record of filling these kind of units.

And finally (I personally despise this option) you offer cash for keys.

I to,d him if he thought selling Cutco knives was challenging, imagine trying to sell a person on investing $50k or more with a sponsor that has yet to perform in this RE market (regardless if the value add is smart and likely to do well).  

Practice your personal elevator pitch in the mirror out loud until you feel comfortable saying it. 

TIAEither way, I would get on a plane and check out the cities in person.

That person does work, but we'd want the other person to be financially responsible.