@Robert Adams  they low balled one of my Dallas properties I just would not sell to them because and I waited a few weeks and got 25k more.but its the power of radio marketing at play.

Some even use a Property Management company to deal with this and not talk to them at all.I'd check Landlord/Tenant laws first before doing anything like that, so that you don't run into illegal/unethical issues.

Any chance I can buy you a coffee in Bloomington on Monday and talk shop?

If they own property free and clear - talk terms and price (listen to what's important for the seller and there are many ways - so work in your negotiation skills.

If you could Private Message me here and we could set up a time to talk, I would really, really appreciate it!

I'd be happy to meet with you to just network or to talk about possible investment strategies. 

When you were talking about getting to 78% LTV to avoid PMI can you explain a little further?

Perhaps get permission to talk to the tenants?

Talk soon, and have a great day!

Working 18-20 hours per day, putting out direct mail (biweekly), calling anyone who would talk to me and scraping the market for any leads to be had while building relationships with local resources and lenders.