Both delinquency rates are below or around historical averages...Availability bias can distort reality.

Found a 5-Plex in East Tennessee located in a college town in a popular part of town known as the historic "Tree Streets".   

I say all this to say, I'd love to have a relationship with someone who can bring us the properties that fit our abilities and understands we are investors and not home buyers looking for a roof over our heads.

Or is there a minimum aggregate rent for it to a worthy relationship? 

They'll filter all the cold leads, update your crm and you just handle the hot leads from people who actually want to talk.As far as direct mail, build a relationship with a mailing house and let them send bulk marketing mail for you.

All metrics are either percentages or representations of relationships.  

Perhaps not much off market opportunities until a good relationship is built but worth a shot.Also if you are real serious about getting started don't be afraid to reach out of your market to find what you are looking for.

What you can do is to connect the investor buyers on Facebook to stay in touch with them or create a YouTube channel to get your words out so buyer investor would connect you and build relationship.

Also, you will want the historical occupancy for an area during the slow season as well. 

I don’t like to push the envelope on my banking relationships so this is not repeatable unless another bank sees no problem with this limited recourse type of arrangement.