congrats your doing all the  vertical as well or going to sell lots to production guys. 

Mail out flyers is the best way.You can drive around the area that you are interested and see if it looks abandoned and find the owner.It's off-market so it means a lot of manual work on finding them. do a simple internet search and you will find many ways.

They do not know the entire story, so the rates and terms offered are just simply teaser rates to make you interact with them.

Do yourself a favor, move your focus further south and forget crystal meth land Daytona. 

However, landlords must ensure that their late fee provisions are "reasonable" and do not violate the state's usury laws, which prohibit excessive interest rates and charges.Under Maryland law, commercial landlords are required to give tenants at least 45 days' notice before increasing rent or changing other lease terms, including late fees.

Local Regulations: How do local landlord-tenant laws, rent control policies, or other regulations affect investment profitability?

I only found out by doing my own research.

Do you have a lawyer or agent representing you?

May have some dumb "newbie" questions at first, but a fast learner and expect to do well. 

The owner agrees to pay the violations but I'm responsible to do the necessary post work which is to either remove the garages completely or bring them up to code.