We're looking for our first investment opportunity.From what I know about the Roswell/Marietta to Kennesaw/Cumming area, there is certainly a gentrification effect occurring in what used to be some of the slummier and less popular areas (similar to certain ITP neighborhoods). 

I have a very effective marketing campaign that I send to property owners.

If electric is not being separately metered, then I presume you (as the owner) are paying the electric bill, so in effect, the rents which are being quoted in the listing/advertisement are a bit misleading (although technically accurate) as the rents include utilities.If the boiler is, on average, $250/month, then you are effectively paying about $85/month ($250 / 3 units) worth of heating expense for the tenant.  

I have one in my sights and am in communication with the very motivated owner.

This is a really unfortunate issue and can be quite a disturbance when it comes to responding to the effected family.

You're right regarding loss of security clearance, but bankruptcy won't necessarily lead to a discharge, unless it's a secondary effect of illegal actions.

From this point on there has be zero communication.

The biggest issue with holding costs outside of paying interest/taxes/etc is the opportunity cost - being able to take this money into a new project is huge and we're trying to move this and move on to the next one....I think we're right on the money currently with price - we've gone over the comps many times and feel we're slightly below the market offering a ton of value.....Do you think staging is effective on a new higher end homes?

After two days of walking the streets and delivering yellow letters, I realized that this was not going to be an effective strategy for me.

Read up on how to do effective marketing and how  to talk to sellers.