One of the most effective ways to get deals is by following up with a seller two or three months down the road.

@Vladimir K. flipping inside or outside of an LLC will have no effect on the tax liability unless that LLC is being taxed as an S-Corp.

*****Infinite Banking/Circle of Wealth/Bank On Yourself/etc.Some people want to know about the effect of taking loans against whole life insurance and repaying them with interest, thus creating your own personal financing system, which goes by a variety of different marketing names. 

From what I was told the ex-husband did suggest that he is willing to buy the son out, however he changed his mind and communication completely halted.  

Also, would anyone have input on effective ways to find properties without direct mail?

Some people are effective hunters using sicial media but the best hunters find their targets using shoe leather.

Shari is extremely sharp and an excellent communicator.  

I even use Skype and TeamViewer to communicate with clients so I'd highly recommend looking for one of the best with great references that interviews well with you.So look for someone you can connect with that works out for your situation.Feel free to ask here if you have questions.

Mailing is the least personable, and the least effective.  

First mistake, provided a free incentive to please and secure your tenant, you should always stick to the rules, you must charge accordingly, always enforce pro-rated terms, if/as stated in your contract ease terms.I always like to say that an exception, quickly extends into the rule (As a general rule of thing, we absolutely do not bend on any rule and enforce every element (within reason))Another view is that if you are the individual, the owner, the landlord, the point of communication, it is more difficult to distance yourself from the emotional element, sometimes the emotional attachment to the asset, will shut down your business side of thinking for a brief weak moment, you must restrain from that.