My desired strategy would be to call property owners behind on taxes expecting them to be strongly motivated to sell. 

I have a potential motivated seller from out of state.

They didn't take their LO's calls, they didn't respond to that text, they mucked about, they "needed to think about it," the bottom line is that they screwed up!

Side note within two hours of signing the documents, handing over a check I received a text from the current in the 1br/1ba apt who said he had been furloughed 2 weeks and his partner's company had laid off 50% of their workforce (not her yet though). 

It sounds like you want to get into rental property investing so you want to make sure that you are with a company that has an investing mindset and can create an environment where you feel comfortable and motivated.

Also, it saves me a trip to the property if they are not motivated at all. 

I use times like these to pick up deals on not only motivated but frightened sellers.Iv gotten sweet deals during Hurricane Seasons.

These are people who share motivational characteristics of people ready to sell, but haven't yet done all the work they think they need to list property.

And while HELOC is now now deductible on a primary unless used ot improve it- you can utilize the interest tracing laws to deduct it against new rentals you purchase. https://www.law.cornell.edu/cfr/text/26/1.163-8Thttps://www.irs.gov/newsroom/interest-on-home-equity-loans-often-still-deductible-under-new-lawDon't change your strategy- change your accountant. 

I would talk to the landlord (not text or email) calm and consistent making your case.