They cash flow $3,100/per month so its like a snowball effect.

What are some effective keywords to bid on?

might depend on the state, other circumstances, there are states that have HOA super liens so HOA might get paid first before 2nd or first mortgage even. you might go to your local title company and ask for head counsel to explain the local laws regarding foreclosure sale. 

Some landlords I know use a manager but takes all maintenance calls because he doesn't trust the manager to use the cheapest effective fix for repairs.  

@ Darrin Carey - I'm all for effective team work, but because I am just starting out, I have no idea how much it costs to have these people on my team and I don't want to spend money where I don't need to.

please tell me the best and the most effective way to get owner's info and speak with him directly without bringing in the agent....

What is the most effective way to reach out to people with $4,000 to spend on a down payment?

Certainly there is a lot to learn about this business but it can be accomplished much more cost effectively than a major capital investment in such a program.

Even counseled a couple.  

We never allow sellers to hold EM as the sellers counsel cannot be objective.