Direct mail will continue to have declining response rates as the people who actually look at their mail dies off.  

That is okay they are selling a product... except you're not comfortable with the deal so walk away and find something else.

Hello Joshua, I would look at Amegy bank, they have a 1x close product, and also, look at 1st united bank, very easy to work with, beyond those 2, I would go to a local credit union.

You also have a good product, near the beach and very nice! 

Some markets are really booming, others are declining or stagnating. 

What kind of financing products does your team have? 

Hi Rachel, there are a few investment products that allow 100% gift funds, glad to help!

With the 1031 exchange you must purchase property that you have the intent to hold for productive use.  

@Mohamed Benabdallah VA construction loans are a great product.

If you're slowly increasing but still slightly under market, have a better product, or better service (or all 3) and have rental comps to back it up, if they start to ask you can highlight these points.