Resulting in a decent amount of water damage in the basement. 

;)I will try a postcard next month, and see if keeping consistent contact and message proves effective in the future.

Over the course of a few years, you have great baselines built up and can then more effectively negotiate with your property manager to reduce these fees, especially if you have a substantial number of units.  

Its not uncommon to have the EMD as liquidated damages if you default on the contract, and you are in default.

The former covers the more routine added "wear and tear" from the dog, whereas the deposit covers excessive damage.  

With the custodian approach, they hold the funds, sign every document, cut every check, and receive every deposit.If your investment interests are more dynamic, and will involve multiple assets or assets that require a lot of transactions such as rental property, then a plan offering checkbook control such as an IRA-owned LLC will be more more effective and efficient. 

From what I understand, market changes effect home buyers (flippers) more than they effect renters (buy and hold). 

I tell them my boss buys houses in the area and then ask if they are selling or interested in selling.I know there has to be a more efficient way, maybe going closer to the actual foreclosure date so they realize the urgency or something along those lines and also maybe approaching the conversation differently.Does anyone have any advice, or methods they have found to work effectively? 

Tenant shenanigans and property damage will be your biggest money pits.We bought a 2-family in Dogtown last year and it has been great. 

Then your tenant can sue you and recover lots of money in damages.