Handwritten, cards, simulated handwritten.

You want one that is eye level to simulate standing in the space.You also need software to create the 360 walk-through that can be shared on social media.

I've ran some simulations and the properties are showing negative cashflow (-1% -2%) for the first 3 years, but then after year 3, things start to go back up with positive cashflow.I wonder if it make sense to take this risk, buy the home (with 20% down), maybe refinance later on (considering that the rates will go down) and eventually improve the cashflow?

Perform a gazillion computer calculator simulators (BP has some. 

(as in, don't do these steps just in your head trying to visualize in simulation form what you need to do at step 4 when you didn't actually take the first step et..

If you do figure out an arbitrage strategy, you will make some temporary profits but eventually the computers will detect your wins and start front-running your trades.It helps to have an advanced degree in Math/Physics/Statistics, access to sophisticated simulation software to back-test your trading strategies, and the intestinal fortitude of a Navy Seal :)

The spreadsheet which gets dumped out of our simulator has eight tabs in it and is terribly busy ... when I share it with folks, eyes usually glaze over.BTW:  I prefer MIRR

All in One Simulator Discussion with Caeli RidgeI purchased a few rental houses and Ridge Lending did the mortgages for me.  

For me it's been as simple as simulating a correction and removing, for instance, flip income, as well as reducing gross rents. 

That's the same simulation that posits if an axe-murder asks you if your family is home because he wants to kill them, you must answer honestly because lying would be immoral.