She has played a clever game of never asking us directly for repairs, bringing in code enforcement to cite me and then denying me access to make the repairs despite agreed upon appointments and written notifications.

Consider all the amenities provided - the parking lot, the building, the rooms, vending and ice machines, bedding, towels, linens, toiletries, etc.

We are also in a buyers grou where we get discount on Helix mattresses, and then we get our linens from hotel suppliers such as HD Supply and others.

Someone that I know recently got out a contract because a clever lawyer saw that the lead paint addendum wasn't included.

They can go straight to the trash.While these guys may think they are being clever or smart investor types, they are really being pretty unaware they are making things harder on themselves.

The price is higher, but the cleaning fee and bed taxes are also so much higher, expenses, supplies, linens, etc.

Then, they get you to a 3-day "seminar" which is nothing more than a very cleverly written sales script aka infomercial.  

I'm sure there are some clever tricks the pros know, but it might be effective to simply brute force call/mail every possible property that you'd want to buy if it was for sale and see if you eventually get one to sell.

If so, this group expects pretty high levels of professionalism and are not impressed with clever, fast-talking real estate investor types, however they will often respond well to a licensed broker/associate who treats them as they would attorneys or any other member of the legal community.

Linens and utensils come from Wal Mart.