Putting together my Listsource direct mail marketing

[Miles Hughes]

Hello All, I am targeting homes in a particular neighborhood of San Diego where my Fiance and I are planning on buying first home together. We are looking for a fixer and have been unsuccessful in getting one off the mls. I am ready to hopefully find an off market seller via direct mail marketing through Listsource. My question is what would be the best guidelines for my search aside from what I already have: (aside from our desired property details such as SFR, Bedrooms, SF etc...)

Geography - Map searched our desired area

Current Home Value - $400-575k (I noticed this was very expensive to purchase, any other way to target this for less?)  

Equity - 30-100%

Last Market Sale Date - 1900-2012

Year Built - 1900-1985

 Options - owner occ, absentee owner, no corp, no trustee

Address Completeness - mailing address complete (not sure if there is a better choice here?)

These guidelines left me with 408 address's (from the original 13,000 which fit in my mapped area) which I feel is a good start.  I'm not looking to send 1000's but at the same time I'm hoping for results...so am open to suggestions!  

My intentions are to start with a yellow letter to each letting sellers know my Fiance and I are looking to buy in the neighborhood.  Then will follow up monthly for the next 3-4 months.  

Basically just looking for any insight or advice for a first time Listsource user!

Thanks in advance!

Also, our area is west clairemont, bay park, bay ho...so if any of you San Diego Wholesalers or Agents or Investors have anything or know anyone please let me know!  

Miles