I sent him over to the house last week with a handwritten letter saying that we are a neighborhood family with friends on the block and we are interested in the house.

My day is now blocked into segments (offers, marketing, upkeep, etc) and unless a call comes in with a hot lead and I need to drop everything, my days are 60% predictable.

Half block to Atlanta Beltline.Half the houses one street over have been rehabbed, listed or sold for ~$170k.

The trick is in what you mentioned at the end of your post - making it your career.The difference between you and someone who's out to buy something as a sidejob/hobby/potential investment is the hunger and focus.I got my first deal (3 unit "package" in the same block, all from a single seller/realtor so hugely reduced purchase costs on top of the unusually high yield) after "sitting" on several realtors for several weeks, badgering them with daily calls and requests for account numbers to deposit into immediately, as soon as an attractive deal comes up.

In issues such as these it's not sufficient really to look up statutes and run off trying to manipulate a buyer, you need to consider what they might be able to do and throw up road blocks the best you can to those alternatives so they are not sought, lawyering, not just wack a mole tactics.

I couldn't see Jim because of a large trick blocking my view.

I live 3 blocks away from the property so I plan on managing myself

As always, it’s a bit block by block but the area is going to keep developing. 

Let's chat: my phone number is below in my signature block, provided you're NOT using the phone app. 

I cannot argue with your success but I have had trouble overcoming this mental block while considering properties which have rents so much higher than mortgage.