What does a headache multi family property look like?

[Hayden Wright]

I use PropStream to pull lists of multi family properties which I reach out to via handwritten letter, phone calls, and texts. I want to niche down on the properties I target as my plan is to personalize and build relationships rather than spam and treat it as a pure numbers game.

I am currently searching for properties that have 2-100 units, out of state owners, 5+ years of ownership, and owners that have 5+ properties.

I saw recently on the BP forums that owners will NOT sell properties that have little to no vacancies, do you agree with that?

What other criteria should I be looking for that may be an indicator of a head ache property in another investors portfolio?

I really appreciate your input!