At the very least have conversations on the phone.That being said with new types of securities exemptions 506 (c), Reg A+ and CF now available there are significantly more opportunities to reach new investors who are in return trying to find quality sponsors.

I approached them with specific terms that would benefit them and secure their investment on me (interest, payment due dates etc..). 

Private funding could also be secured and very rarely will they have the means to check credit.

It's just a different method of investing.

I have a line on a few properties owned by an out of state absentee owner and I'm trying to find the best method to contact them the numbers I've skipped have not been valid thus far and I need a different tactic so I'm curious what other people are doing in this situation?

What do you do to ensure that the tenant is responsible for security deposit disputes since that is the largest reason for owner lawsuitsHow familiar are you with the newly changed laws that can affect you the owner if they are not used correctly?.

I tried looking through the directory but I don't think it's the best method.

For my next property I would like to try the BRRRR method.

Other lenders, not really.He got the property with hard money to secure it, then refinanced. 

Your comment did remind me that depending on close date, their may be refunds owed for security or cleaning deposits that get refunded after close date for stays that occurred before close date