But most of my lenders would consider it to be a 5-plex if the plot of land is zone to hold all five and addresses are the same. 

Cash for keys: it sucks, but is effective.

Calling them directly is the most effective when D4D.

I learned a lot, grew within the company and became very effective at my job, finishing as a sales manager before leaving the company to move to the south of France. 

This focuses on Seniors but would also apply to Owners with Low Financial Stability Scores (FSS)https://www.biggerpockets.com/member-blogs/11806/84376-your-letter-to-seniors-offer-them-something-they-care-aboutI think letters that resonate with a seller will be more effective.

Using the phone and talking to live people seems old fashioned these days, but it is still quite effective and should help you on your journey.

Illinois ranks as the 2nd-highest effective tax rate in the country at 2.03% (although this could be skewed by the tax rates in Cook and Will Counties). 

Also this unit is just the first year after the HUD safety laws came into effect in 1976.

It could certainly effect the refi amount and might be a deal breaker where it crashes and burns. 

If I use online services which one is the easiest / most cost-effective ?