Buy at the right time to catch a wave of rent growth and force the value up through repairs and efficiencies. 

Look at a MLO or Master Lease Option.You need to guarantee something master lease for 3 - 5 years and no headaches for the seller.Your job is be a turn around specialist, get higher rents and more efficient operations.

What is the most efficient way to obtain list of absentee owners, tired landlords, distressed owners, or vacant properties?

The learning curve was frustrating the first year but over time I've learned to do it much more efficiently.

Throughout my time researching and reading I have been leaning towards the efficiencies that could be had by focusing on multifamily housing.

My thought process is that I can create a group of homes that are really efficient and durable.

I was hoping to get some recommendation for where can I obtain a free or cost efficient business domain and or email address, business phone/ efax number.

I know there is a more efficient way to do this and that is why I am seeking advice.  

Efficiency. 

We have small margins so we have learn to be very efficient.