A fresh roll of teepee and a shower curtain really sets the mood to show that you care about them and not just trying to have them pay your mortgage..

You go to the internet.Well, guess what So does everyone else including actually MOTIVATED sellers.The ONLY way to reliably get in touch with motivated sellers is for you to make it extremely easy for them to find you.I call this "stalking the watering hole".SEO is obviously the best, but  PPC and Facebook ads (a service I do not provide... meaning I am not just saying this BECAUSE I offer SEO) are the next best thing each with advantages and disadvantages.Now, you are better off investing in an ever working lead generation system so you can automate this to generate the highest quality leads for free, than investing in a list, no matter the list and every single time you send mailers you have to 1) Hope they see the mailer2) Hope they open the mailer3) Hope that when and IF they open the mailer they are in the mood to read it4) Hope that when they 1. find the mailer, 2. and hopefully open the mailer, and 3. hopefully they are in the mood to read your mailer, and 4. they are coincidently in some sort of motivation state to act on the mailer, they will give YOU a call when they have received 400 other mailers from other peopleYou do realize that 50% of 50% is 25%.

Throw in a dose of imposter syndrome and fatalism and you have a recipe for some mood swings right before a property is booked again.From a practical point, I would recommend great photos, a clearly defined target to whom you are advertising and understanding the best pricing of an area really well to ake sure you get booked in a timely fashion.From a more meta perspective, be aware that these listings don't typically get booked well in advance (families displaced by flood or fire, traveling nurses who need a new contract ASAP, and construction projects that realize they need a speciality engineer on-site RIGHT NOW don't book ahead). 

I think my iPad has mood swings. :) lately she refuses to highlight my colleagues when I want her to.

I just got in one of those moods where I wanted to start posting .

There is not many other times/opportunities you get someone for 4 hours in an environment where they feel comfortable and both people are most likely in a calm mood, which is the best time to have business conversation. 

I call back every single number regardless of whether or not they left a message unless of course they were just telling me to go to hell that I won't unless I feel like I'm in a particular smart *** mood that day.

Depends on the inspector or his mood that day or maybe the expectations of the regional office. 

Never know when you reach out they just might be ready to invest.When they do have a deal ready strike while the mood is postive.

I mean, no one wants to drag down someone else's mood simply because you are aren't feeling great.