thanks, will look into it...and QB, yes I did the work around myself, with excel and combining the info from the P&L, Trial balance and original investments, but that is a real pain... 

Yes, I understand that property management is difficult and tenants can be pain but failure seems (a total loss of time and money) seems impossible to me.As an Owner occupant If I don’t have tenants then I could drop rent and although rent wouldn’t cover the mortgage it could at the minimum subsidize my living.

Also, is it difficult/painful to switch insurance once you insure for close? 

It's probably also a lot less painful to replace a PM than 4 tenants all at once.

I guess I am just a long term debt adverse guy myself.. been there done that when banks called my LOC's it was butt ugly and very painful.. retirement what retirement back to work Jay... and get on BP and network instead of golfing everyday and flying and fishing..

So that one CAN grow to absurdly high net worth without that much pain at all.

It is in an A+ neighborhood and most houses around here are worth over 1mm so it pains me to have to sell at such a discount. 

I've found no fewer than 9 multi family dwellings that are ripe for the plucking but I'm so broke I can't afford a free phone call. by my estimates, these properties combined would net me $8,600 a month in revenue depending on mortgage payments. it is painfully frustrating to see these numbers and not have the knowledge to obtain the capitol to put them in my portfolio.

I understand that every market and the consumer psychology within a given market varies, but a general consensus pertaining to the feasibility of direct mailing would be appreciated.

', and let them decide if that works for them.Two things... if they are looking for a 'discount' before they've even become a customer, then they are likely going to cause you some pain throughout the life of the business relationship.Also, unless you really NEED the business, it probably wouldn't be a bad thing to lose out on this opportunity.