@Brian King If/when you're ready for a small MF, would something like this "float your boat", https://www.realtor.com/realestateandhomes-detail/1710-Liber...?

I believe that you don't get returns (failed to deliver) with bulk mailers so you don't know which addresses are bad.That's the simple stuff.My advice is to do various mailings that you or some prepares locally, that go out immediately, using 1st class postage.

This is going to vary widely depending on the strategy and real estate asset class.

HUD targets average rents for an area, so just like average school grades, this typically translates to Class C property rents.In our Metro Detroit market, the MAJORITY of the claims about getting higher than market rents can be traced to a Class D Neighborhood/Property. 

I have some crypto gains I’m really looking forward to dumping into a more stable asset class and hoping this can help me defer the taxes on the growth. 

In the same boat as @Bruce Woodruff.

My crime prevention class was canceled and I’m looking for an update on the rescheduled date.

@Venecia BaezRecommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a Class A property in Class D area, what quality of tenant will you get?

I love that these homes are in class A neighborhoods, I have seen this strategy work out for investors before but they were at least cashflow neutral. 

Otherwise, broker classes that lead to a real license are cheap.If you want to become a real broker, earn a real license.