In the first sentence of your post you said you may be close to needing a property manager, and then everything you detailed after was why you didn't.You haven't explained why you need one yet.Personally I feel you should double or even triple the property management fees you are calculating as part of your decision process because if you're a good self-manager you've probably gotten to the point where your vacancy rates are below industry averages, you'll need to add back in additional costs for increased vacancies and the increase in costs doing repairs and maintenance to get a property back on the market as the frequency of your vacancies will increase with property management due to faster turn-over of tenants.

I also test the types of messages I send, and different post cards have different response frequency.

It's a great question to bring to your local REIA.Once you have an account make a point to stop into that bank with relative frequency to make a transaction or two - even if it's something you could do online.Set an appointment with the loan officer there.

Welcome to BP @Daniel HaddenI have a strong familial connection to Japan and travel there with some frequency.

So long story short :)  i wanted to see if there were folks who have started to leverage private money that would be willing to provide me with thoughts on the best way to structure, what are some of the typical terms that make sense for them (e.g. interest rate ranges, amortization schedule preferences, frequency of payments, etc) and if someone had a standard or example of a private money agreement or contract that I could leverage and then potentially have one of my legal contacts tweak for me.  

In those cases most insurers will look at frequency vs.

@Jack C.This is done with reasonable frequency in Las Vegas, but it usually isn't 30 days and it doesn't always work out for you.

Because the real estate consumer has changed.As you read through industry publications, supply/demand reports, and prognostications from segment industry insiders the one caviot many are reporting is the changing dynamic of today's consumer as their habits relate to real estate.The bulk of renters today are composed of Millenials who have a desire to live a fluid lifestyle where movement and change is easier to incorporate into their lives due in large part because of their frequency in changing jobs.

It just takes dedication and a serious budget to mail with the quantity and frequency necessary to regularly produce enough leads that will lead to deals.

How often should I call a list after the initial contact that did not answer? My first guess was wait a period of 2-3 weeks and then call again. 
Is that too much time in between calls or not enough time?