Looking back, I realized I was hoping to hit a hole-in-one on my first attempt to play golf (I hope I didn't lose you on the metaphor).

I'm definitely not going to play the GC or take on any of that liability or time commitment, I'm more so looking to know the right people for the task who themselves carry licenses and liability insurance.

Playing poker there are signals sent to other players called "TELLS".Until you have control of a deal, don't talk, keep your cards close to yourself  and mute your comments.It's nice to be friendly, but this doesn't help when you are trying to control a deal.You need to find the owner of this estate, who is it assessed to, where are they, has it been listed in the past, is it in tax sale.

Moving forward this is all subject to change depending on how things play out.

(Yes I'm playing the COVID card)I have been following and learning from BP and other resources to become an investor myself.

I highly suggest playing this game from the Rich Dad franchise, "Cashflow". 

But you likely cannot play the long game that institutional investors can. 

I understand your frustration (and share it, I have two simple residential refinances that are approaching 60 days in underwriting...it's maddening).But if you want the bank's money, lose the attitude and wrap your head around the fact that you have to play by the bank's rules. 

And then people wonder why we can't stop "talking about race" or "playing the race card." 

Here is something to think about: your mailer and especially the list play a major role in the success of a direct mail campaign.