@Andrew Rasmussen,We do a little of everything but we like to do bandit signs, cold call, and investor carrot for leads.

Cold calls, research, marketing and networking over and over again. 

Then you can mail or cold call or both.Other cheap or free methods are driving for dollars, craigslist, Realtors, FSBO sites, expired listings, foreclosure sites and bandit signs if allowed.If you have the funds you can use billboards, newspaper ads, other offline publications., TV commercials, radio ads, motivated seller website, SEO, pay per click/adwords, facebook, Linkedin, Youtube, and other forms of online advertising and boosted/promoted social media postings.Bottom line is consistency.

@Greg Dowdell I'm not an attorney so I can't speak to the legality per se, but for me, as long as it's not generally too cold I think the degree of how much extra I'd be willing to pay to resolve it sooner would depend partly on my relationship with the tenants, whether they are paying below market, at-market or above-market rent, etc.It might be a good idea to get some space heaters for the tenants as a show of good faith for them in the meantime.

You’ll be a repeat customer the lawyer wants to retain (if you use one to start an LLC) rather than a cold call off the street...with a problem.Good luck, and congrats on getting started!

I found this deal through a cold call.

Also, a buddy of mine with non RE corporate management experience said the same too.Just keep my cool, keep everything factual, no sarcasm, no anger, just cold calculated matter of fact business talk.

. :) These young folks are all just coming online as licensed, call it two weeks of OTJ training, then they're cold calling you to refi quoting the owner occ rate, never having been educated on the fact that rental properties w/ conventional (ie, non-FHA) have higher rates.

I agree with Taylor's lesson # 1 and yes, meeting face to face lessons any anxieties and confirms your gut feelings.

I will be cold calling + mailing to recently divorced leads in my city, and am wondering if there is anything I should look out for.