It was so good that when we sent it to the sellers for proof of financing they reached out to Brenda Directly to verify that the pre-approval letter wasn't a fake.

With your numbers even doing a renovation, 10% CoC is not bad at all and you will still be getting mortgage paydown + potential appreciation (which it sounds like could be promising if there's not a lot of inventory like this in your area).

I found a 4-unit small MF property that looks promising but one of said units is commercial/retail space while the other three are residential 1BR units.

Be present when meeting with them and show empathy while remaining firm in your promises (and their consequences).

Another interesting mailing service that I have not tried but looks promising is "YellowLetterHQ" (yellowletterhq.com).

I can promise you Amazon is not going anywhere :) Amazon's growth is meteoric so it just needs more space, but it will still continue to grow in the Seattle region.

You'll find Ohio to be a very promising area!

Google reviews really aren't as reliable any more as some companies pay 'reputation management' firms to get fake reviews.You can also go through NARPM, a professional organization of property managers for more information and referrals. 

Just call and see what happens.Some will require you to leave a vm, but most will be answered by someone.If they sound like their from overseas, leave a "fake" property address so they call you back.

From what I can tell, the best thing to give a seller is multiple avenues for how they would like to sell their property to you and a lease option seems like a promising option for both buyers and sellers.My questions are:Is there any way to know if the lender will or will not invoke the clause?