Mail campaigns are a good way to contact homeowners who share motivational characteristics that they could be ready to sell.

That's an example but something in the middle ground that works for both of you.I'm a bit non-plussed with some of the large multi-family syndicators who like to talk about how they can force rents up for lower income people and in almost the same breath talk about how they help the same people with their charity...I think, like everything else there is a productive middle-ground where you can earn good returns and not force people into bad situations.

If I can’t get two separate tax IDs then no one will be willing to purchase the houses individually since there is no guarantee the owner of the other house will pay his portion of the property taxes even if the tax bill were some how split proportionately.

I really love the idea of rentals but man it's hard to stay motivated with all the negativity around you not only from people you know but even some professionals in certain businesses.

This loan product allows you to include rehab costs into the loan value on a property up to a 4-unit - all fo 3.5% down.

Last time a Tenant left in the other unit I gave them $100 each to find a new roommate and in a week they got one (individual leases per bedroom).

Let's just agree your target market segment is real slim on these.Now that is the case with distressed homes, but there are also 'motivated sellers' who just do not have time wait 45 days for your buyers with VA/FHA loans to close. 

State Farm also keeps all the loans they originate so they are more user friendly due to the fact they are creating a long term relationship vs. simply immediately selling their finished product on the secondary market. 

I know LA can be a tricky market, so it would be great if this agent has experience investing in their own properties as well.Additionally, I would love to connect with other like-minded individuals in the LA area as well.

You may not yet see the value and importance  in the advice I will give you ow.. but.. the best thing to do right now.. is get a killer domain name and set up a website targeting motivated sellers.