That may mean properties that need some work, that need new tenants, increased rents, or even finding new creative ways of increasing cash flow i.e. adding laundry machines, charging for storage space, vending machines etc.If you are looking for a turn key rental property it's going to be difficult to find things at a discount unless you can find a motivated landlord.Finding good deals is going to be difficult on the MLS you need to try other strategies...i.e. driving for dollars, direct mail, networking, searching the eviction records, auctions, etc.

More that less keep it a friendly reminder that we are aware of their tardyness and appreciate prompt action...

I recently had a discussion with my real estate agent about teaming up for some direct mail marketing to targeted niches. 2 areas I'd like to start with are probate and divorce.

In my experience, there are 3 critical components to a marketing piece.  1) Get your prospect to notice/open your mail, 2) Get them to read your message, 3) Get them to take action.Your question relates to #1.  

If you're looking into doing some of the more advanced collection techniques, you should probably consult an attorney licensed in your state.Maybe the thing to do is set a yearly reminder to Facebook stalk the person or whatnot and see if they have a new job, came into money, bought property, etc. and then drag them back into court or attach the judgment to their property.

For $1K, you could also send about 2,000 pieces of direct mail to absentee owners every month.  

@Matt McCourry, I bought a 200+ unit deal off direct mail.

We should see some more come on the market with the new year.Here in LA we see decent of off market or 'pocket listings' so it is best to have an agent who can get you those as well, especially since you are in a tight time frame, and don't have the time to direct mail yourself.Let me know if I can help you out in any way!

My idea is to generate a list of owners of candidate properties and mail them.  

Direct mail and finding good wholesalers are your best bet for the best deals on off market properties.