I'm not sure what type of multi-family you are targeting, but happy to share experience anytime. 

Are you targeting only high end guest? 

What areas are you targeting for your rentals?

First, when calling banks target the smallest most community based banks you can first.

Traditionally direct mail has a response rate of 1-3%, but in competitive markets it may be less than 1%.If you are going to do any DMM I recommend using very targeted niche lists and totally custom mail pieces as a way to stand out from the crowd.

Where I live, Forest Heights, is less than 1 mile from Top Golf, Casino, National Harbor, Tanger Outlets, Movie Theatre, brand new target, new restaurants. 

Talk to people and find your target areas you are interested in, then pursue a property there.I would and have given up return on investment to get a property in a desirable neighborhood. 

After we have walked the house and we are getting ready to discuss numbers I will target their motivation and let them know my offer. 

However, I can find deals that will make $100-$200 in cash flow all day.My question is - would it be foolish to reduce my cash flow target so I can buy more deals?

Pulling the lists from Realist/Title Company and providing them to a third party service that pulls numbers/emails to then prospect.Are there preferred service providers for pulling numbers/emails that you guys use once you've got a targeted list?