The only thing that takes a bit of time is scrubbing the list and removing the Land Trust and LLC.Not only do I do out of state owners but out of town owners, remember not all absentee owners are that far away. and what has worked for me is absentee Quit claim owners.

A little late, but you can access the DNC registry on order to scrub numbers from there.

This also worked because I had a title company that would give me all the NOD lists each week for free.. and they would scrub them to the ones with equity and first position... again major help most private folks are not going to get.then lastly.. we did not hit them until 3 to 7 days before they were going to lose the house..

I would scrub like crazy with a wet mop only to still have dirty feet/socks shortly after. 

As for cleaning supplies, I equip the property with a full set of cleaning supplies: vacuum, broom, mop, toilet cleaning brush, scrubbing sponges, and full containers of multi-surface cleaner, floor cleaner, Soft Scrub, and toilet bowl cleaner.

Make a large ball of aluminum foil and Scrub grill racks hard.

As a PM the only time I pay extra for hot tub service is 1) a complete drain scrub and refill (happens every 1-3 months, $120) or 2) If a technician visits to fix a problem ($125 trip cost) Hope this helps!

NEW TENANT GIFTSHere's what we give new tenants.....Cleaning Bucket with Cleaning Supplies:white vinegar, baking soda, awesome degreaser, disinfectant wipes, carpet spot cleaner, magic eraser, all purpose cleaner, scrub sponge.Tote Bag with Useful Items and Tools:hand soap, paper towels, plastic garbage bags, toilet paper, toilet plunger, Zip-It (strip for clearing hair clogs from drains), plastic clothes hangers (6), shower curtain liner (good quality cloth one), laundry detergent, dish soap/dish detergent, cutting board, "Freeze the Grease, Save the Drain" kit, “Recycle” bag for collecting materials for recyling, magnet with our name and contact information, picture hangers.Refreshments In the Fridge (for move-in day): several bottles of water, healthy snacks, bottle of sparking cider with a welcome note attached.Larger items: Welcome mat, shoe tray.

Find out what other similar properties in the immediate area are selling for and estimate an ARV (after repaired value)Multiply that times 70% Subtract guesstimated repair costs = most that you should offer (max that you ought to be willing to pay)Scrub (eliminate) the ones that are corporate or bank owned (you are not going to out- negotiate them).Just start talking to the owner(s), ask lots of questions, find a common ground and be patient.

Your picture looks like you are wearing scrubs so I assume you're a physician or similar.