Last week I closed on a two family house that I purchased directly from the owner, she gave me a good deal with the condition that she would stay in the first floor apartment and pay a reduce rent.  

You should contact the owner directly @Bruce Bell and negotiate with them.

(I am going to direct mail marketing)Thank you Any advice is welcome!

Rentec Direct, because:  (1) A complete management solution for professional property managers,  (2) All of the tools for landlords to easily manage properties and tenants,  (3) Order instant credit, criminal, and evicton reports on your tenants, and (4) Inexpensive.

See bulletin snippet below directly from Freddie:

That means, if you did contact the seller direct, they would just refer you to their agent.

Compared to our direct comps, we’re aggressively priced, now more and $1m lower than 147 Jaffrey which is smaller than ours with far fewer updates; we just don’t have the runway to hold firm at a higher number while waiting for a buyer to bite.

Will your lender allow you to buy it directly from the bank as an REO?

For federal income tax reporting this means the SMLLC is dissolved and there's no distinction between the SMLLC's assets/income and the owner's assets/income.The tax treatment of you holding the property directly vs through a SMLLC taxed as a disregarded entity will be 100% the same. 

When I call him, the calls go directly to his voicemail, and his inbox is too full to leave a message.