While many investor here in Phoenix use a less personal approach to finding deals by sending as many letters and cheap sign.

What is a good way to approach getting a call back or is there a better way altogether?    

It has been a KISS method that has worked out really well for me and kept me from screwing things up, which I am sure would have happened if I would have tried to have been more Geek like in my approach.  

You could always try to approach it from an angle of diversification. 

I decided to go with a different approach by marketing, going to local meetups, and then finding my first deal.

Usually, not always, in a sale transaction a seller proves they have good title to convey, they pay for the search, the owner of the policy pays for the policy, the more customary approach, but local custom prevails, it can always be negotiated. 

I feel like if I were to approach her to buy it, I am not going to be able to treat it 100% business. 

After swinging for the fences for 2 years trying to wholesale despite the obvious handicap of my age I realized I would need to change my approach.

If it is negatively impacting other tenants than I would do something about it, if not it is really hard for me personally to approach a good paying tenant about something they are doing that is legal and not negatively impacting any other tenant.

.: not much, but we update them like it's a flip. that's our downfall and a sore subject. we hope it pays off with longer term tenants and better care of the properties.That is our approach as well - rehab like a flip.