You’d still be using your funds, but by delaying ownership transfer, the expense would fall under your ownership period, making you eligible for depreciation.Discuss these options with your tax advisor to ensure everything is structured properly for IRS purposes.

Take ownership of your mistake and learn to do the proper due diligence recommended above😊

The exposed walls certainly need to be properly insulated and sealed.

If you anticipate a possible fight, it's best to do things properly from the start.Certified mail in itself is not a panacea, in fact IIRC most of the relevant statutes say first class (i.e., "regular") mail - but it has to be sent under certain timelines.

They're the intermediaries for a reason... they don't record the deed until the funds and all of the documents are properly filled out. 

What is a good typical mailing number..i was thinking 100-200 letters would be a good response since these are a more focused target of people and proper research has been done.What has been your success rate from your mailings in response calls/completed deals?

It takes market knowledge, construction knowledge, proper analysis, financial relationships, rent projections, property management knowledge, and a whole list of other things that are only gained through experience. 

:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+, zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680, some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

i say this not to discourage you from investing, but to help set your expectations properly.  

Not specific to Blue Ridge, but in CO I just used Steadily as they were able to cover the brush fire restrictions I found that stopped Proper and others.