This has been our secret sauce and greatly reduced turnover. 

Most of these guru programs get you in the door, provide you with some glitter and a few nuggets, then try to sell you the next level where you'll get the secret sauce that flips the coin.They're all the same.

Food garnishes (lettuce, tomatoes, whatever) can be converted into great salads.

Here is the secret sauce!  

There is no secret sauce.

And Cold-calling, emailing, mailing owners directly.There's no secret sauce.

It's easy to say, from a landlord perspective that this is all "awesome sauce", but no, it's "too good" which sets things up to get very bad.

Then on the other end of spectrum I see the work aholics with their 60 hour or more weeks with money and migraines but little to no fun in life.Then there is that tiny percentage that has the secret sauce where they work so many hours and cap it but also make a lot of money and get the most enjoyment out of everyday.

I ran the numbers with rough and likely mildly pessimistic estimates of total rehab, based on paying $425 total to have it in good enough shape to keep 70% of rent, then assuming loan cost of 6.5% (definitely pessimistic since the last two were around 5% for me), and they aren't all that attractive-  If $425k total in-Rent for $4200 total =$2940/month using 70% rule$2535/month P+I for $340k borrowed at 6.5% for 20 years $1500 insurance plus $2740 Taxes=$353/month for Taxes and insurance$2890 total MTI =Marginal to no cash flow, $7800 per year in paydown- so about 10% on the $80k I have in, Then market gain leveraged X 5- This is the big wild card, and the one where I may be less optimistic than the rest of the crowd. 4% sustained yearly gain would make the whole thing seem really attractive all of a sudden- but I don't see our economy expanding in the middle class enough for this to keep happening for much longer :(a 1% cheaper loan saves only $200/month- still weak sauce cash-flow wise. 

Secret sauce, please!