Otherwise, no negative press with tenants.

Cold calling can be scary bur it's a numbers game.

If you know your contracts cold, can estimate repairs and determine fair market value on your own plus have a great title company/inspector/ team that you trust, the process isn’t rocket science.

I am not sure if anyone is familiar with the area but it is pretty desirable as it is a short commute to both Boston and Providence and is a great spot to grow up with tons to do (I would know I spent my entire life here and even though I hate the cold Im willing to bet that I'm a lifer here). 

And I know that it’s not legal but I also don’t have a lease with them it was a dumb move but I hadn’t discovered BP yet and took them at their word that the issues would be fixed by the time it got cold.

Is it legal/ethical to get in contact with her via cold calling?

I am currently signed up to prop streams but have decided to focus more on SEO and PPC advertising than the traditional mailer or cold calling.

I cold call about 100 places a day, so for my brokerage and I yes we get alot of off market deals, the standard agent looking on the MLS and a couple wholesale list will say otherwise! 

I can be down 4 points, but as long as there is time on the clock I'm going to keep shooting.I did everything in my power my first year of my quest of my first apartment deal:1) got a mentor2)studied and worked my butt off3) invested in myself4) woke up everyday at 430am5) stayed in touch with brokers6) got over my fear of making cold calls7)  hired/built my team to generate leads for me8) followed up with sellers (calls, emails, videos, letters, etc)9) analyzed and made offer on several dealsMy mind is racing what could I have done better?

I direct messaged jdainflip on IG with adivice and his response was "A good way to start is to find an investor lookinng  for specific types of property and bird dog/cold call", my question is what is bird dog/ cold call ??