SO not worth the effort.  

Fair to say you're an advocate of either investing in the higher end or the lower end depending on your time and effort constraints/preferences?

It worked well but definitely took more effort on the part of the investor.  

It might be an interesting method of building wealth for others as well, so Elizabeth if you're willing/able to divulge your secret please do tell...

But, the real question is why waste the effort on a property that they don' want to make concessions on or respond to your offer?  

So I'm uber conservative and want 10%+ depending on my effort. 

Tl;dr: put as much effort as you can into choosing your management company...A) First one was terrible, but I didn't know it until I had my first "problem tenant" after almost 15 years.B) Second property manager was a part timer, friend of a friend, and I was trying to save money.

For example, to qualify a tenant must:Have used their best efforts to obtain government assistance for housingAre unable to pay their full rent due to a substantial loss of incomeAre making their best efforts to make timely partial payments of rent, andWould become homeless or have to move into a shared living setting if they were to be evicted."

Pay 50% of one months rent for our remarketing efforts and rent/utilities etc until we place a tenant.

The secret to sourcing off-market deals is that it's a habit, not a "how to".