He had one of his more experienced staff reconstruct my books on their system, which includes, asset costs, depreciation etc. and reviewing the balance sheet, it was totally different than what I had.

Highly unlikely you will have positive cash flow but without knowing property value and market rent it is impossible to give advice aside from ....... never invest in a income property with a pool.

Review their management agreement.

Review their management agreement.

Hi there, I would like to understand the deal flow better - it seems pretty straightforward on the surface- but wanna know more details.My situation - I have a few long term rentals that are slight positive cash flow.

View report*This link comes directly from our calculators, based on information input by the member who posted.Looking at funding this deal, duplex flip. We've been multifamily brokers for 4+ years an...

View report
*This link comes directly from our calculators, based on information input by the member who posted.The expenses have been fluffed up some. I don't want to get stuck in ...

I agree you definitely do not want to start with the Auctions.Regarding Direct Mail Google "Direct Mail for Real Estate Investors"  and search right here in Bigger Pockets for reviews on direct mail vendors. 

Would love to hear from some others on how they got started and anything else relevant for someone in my position.

Just approach them, explain when your would be in a position to address the issue and why.