If it was possible to do a targeted mail campaign directed to a potential Seller you know something about, even general demographics, that might have a special effect. 

I found one that made the most sense to me, had the least amount of risk, unlimited potential deals, easier of the bunch to find, and I am able to duplicate and repeat the process when I am in a position with money to make more money.  

One plus for the 3 to 2 conversion is a I might get easier/cleaner tenants like a professional couple or retirees rather than a family with kids squeezed into small bedrooms.Thoughts?

Sometimes buyers and sellers agree to use the same title company to make things a little easier in their contracts as well.  

For those who have been using leverage to buy rental properties... what interest rate have you been targeting for 15- and 30-year fixed?

I understand the minimum ROI varies from location to location and from one investor to another, but I just wanted to learn in general what the reasonable ROI target is? 

If I had a bad REI deal it was easier to turn it around than to ignore it or leave it in someone else's 'commissioned' hands.

For those of you doing direct mail, SMS texting , Cold Calling or RVM - wondering if anyone has head of a data provider or list provider who can provide a SPECIAL list or data info on municipal water departments water...

Then it’s closer to a 3-10k job since easier with just the studs.

I know it is easier to say than do, but you aren't helping yourself by trying to deal with this on your own and you may create problems that delay getting her out.