So - an ideal scenario would be:1. 

I am looking to invest in Camden New Jersey I was going to try some Direct Mail in this area has any investor had any luck

In Michigan, if you are an agent you can work directly for someone with a broker's license.  

As for your issues directly we also had this issue and was told by judge to push as hard as possible and show proof you advertised to fill it and do so as fast as you can otherwise you will be the loser but you will be able to collect if you do on the rent between move in and rerented.

Your agent should be able to direct you to an attorney who can provide advice on this as well as accurately describe the risks to both sides. 

Here is the deal, we sent out direct mail and got a ton of leads, this is one.House: Duplex 3 bedrooms 1 bathroom downstairs/1 bedroom 1 bathroom upstairs, 2 stall detached garage, owner states not a lot of repairs needed (maybe $2,000 total)Current Rent: $1,225 totalHouse assessed at $96,000Current owner owes $52,000Wholesale offer (from our formula that would make sense for us to buy it wholesale): $53,000 cash - owner declined (too low)If we keep it to rent out do we get a hard or private money loan to purchase for a higher cash offer (we think he would take $70,000) and then take it to the bank after a certain amount of time to get a conventional loan because we will have almost 30% equity in it when we buy it?

@Jeb Brilliant I deal with off market properties for the most part in East Hillsborough County and West Polk County.  

It is also our goal to cut out realtors and have direct access to the MLS.

Why not send direct mail?

Ask them directly about monthly fees and their management agreement.