driving for dollars,  calling listing agents, mailing campaigns, FSBO websites,   I am doing that

agreements and just other junk like that.

The most-accepted method for finding this kind of deal is to do mail lists or call lists of current owners - that way, they already have you in mind when they are looking to sell.The best way to get good returns on a property like this are to:Find an off-market seller through the above-mentioned methods, and negotiate a deal that is win-win for you and the sellerFind a property (on- or off-market) that has room for value additions, either through growth, increasing income or decreasing expenses.Most properties that are on the MLS market will be competitively priced, or will need work and are thus value-add opportunities and will not be great deals from the beginning.

I've texted my agent and left him a voice mail about it, but he hasn't gotten back to me yet.

If getting off market leads costs you $10k a year in mailings - then you need to account for that in your figures.I'm putting in an offer on a house that is walking distance to my own.

I didn't even know they still did such a thing, although it does make a lot of sense looking at the numbers you presented.Since the "Subject To" home wasn't through the MLS, I presume you got that lead through direct mail or similar?

In the mail yesterday I received two tickets (invitations) to Tarek and Christina El Moussa's Flipping Memphis seminar.

Unless it is a steady system like a mailing list, then just pay per item. 

This is not a promotion for their services, but it has been an excellent tool for my direct mailings. www.microbilt.com

On both of these sites, prospective tenants can reply through Craigslist or Zillow without you knowing their e-mail address.