But I watched the agent make their life miserable and he still got paid.

The thing is, insurance is only retroactively and doesn't keep you from getting vandalized.In marginal neighborhoods they'll watch you and they'll not only take water heater, heating system, plumbing (if copper), but they tear open the wall to take the wiring (which they'll later put in a little bon fire to burn off the rubber coating) to sell for copper.I would suggest for you to either get a wireless, monitored alarm system , which can be a deterrent in the first place or see if a company like this is in your area , who covers windows and doorshttp://www.vacantinvestmentprotection.com/

Watch their deals from beginning to end--purchase price, purchase condition, rehab, finished product, sale offer price, time on market, sale price.  

The reason I watch out for you is because "The General" cares about his cadets, it's part of the learning experience.

Really fun to watch the balance go down then up, then down again.

Why don't you try making your letter a little more general, specifically to the neighborhood, letting the homeowner know you have been watching properties in the area and wanted to know if they may be interested in selling their property with the criteria you have in mind.  

All our workers have a master key to all of our properties, however, I prefer to have the tenants be there when someone comes in because they will always accuse you of stealing their lap top, Rolex Watch, and the $10,000.00 they have in a sock in their drawer. 

You know what to watch for so and he knows now your watching.I agree on no occupied units, and no to any keys. it's to bad he didn't level with you from the beginning but now your on the same page,, so what was the hang up on the background check taking so long that you had to start him right away?

Google it and watch the video.

If you can relate reward with difficulty, then you'll WANT the complexity and difficulty of more units.Read a book called the Obstacle Is The Way, or watch a video on YouTube called Embrace the Difficult by Tai Lopez..Just trying to give a different point of view so you don't say no because of the difficulty of the deal..Either way, best of luck to you