Direct mail works but it takes consistency over time.

Saying there are three people living there when only one is on the lease is good to know, but hard to prove; getting video documentation of three people consistently entering/exiting the property substantially alleviates that difficulty.During your due diligence process, you probably obtained a copy of the existing tenant's lease to review.  

Well, the AC unit is about 30 years old, its shot. 

Just need consistency

My buy box consists of a 2 bed/1 bath minimum property within 45 minutes of Raleigh, NC.

That is probably consistent nationwide.Send in your request now.

The National Association of Realtors' studies indicate that this consistent demand, particularly in urban and suburban areas, underpins the market's resilience.2.

Plus, it leaves a lot of stains and needs to be consistently cleaned especially near water. for lighting it's really important what kind of temperature color you choose.

If one property consistently lags then I could adjust the percentages on that property. 5.

Quote from @Jay Hurst: Quote from @Chris Seveney: While this sounds like a good idea, I don’t see how a company like this can survive - such a small market segment and once rates level out and are more consistent they have not really be neededI know them.