But my favorite way is to pull a list from listsource absentee owners, 100% equity, last sale date last 6 months and Mail yellow letters or postcards. 

Also, after you get some recommendations on realtors, you can start that conversation via e-mail.  

Honestly, our best deals the ones that everyone would wish they could get come from direct mail.

They can see this by seeing if you filed a homestead exemption which is typically done in in CA to reduce your property tax basis by 7k to lower your taxes and this shows you lived there and then they go back to see if you switch it to a rental later by checking to see if you have an offsite mailing address.

Am I really to expect that each property I acquire to flip from direct mail will cost me about $4k-$8k to acquire? 

@Craig Perry Welcome.You remind me of my fellow Investors/Landlords in our Massachusetts and New Hampshire REIAs.

But that reminded us that security is always our top priority and to always change the locks immediately after the closing.

We've been sending out allot of direct mail to possible leads in our area and constantly looking for more.

My suggestion, Do some direct mail marketing or networking to find some seller finance deals that may fit your criteria.

I would make certain I followed proper security deposit procedures, documenting everything showing you used the whole security deposit in back rent and damages, then send it certified mail in a timely manner to his last known address, even if it is that unit.