Consider a deductible you can afford, but be cautioned to use your policy for small claims because insurers want to make a profit and frequency or severity of claims will lead to a non-renewal.  

Hey Sean, Regarding the frequency of using project managers for flips, I would suggest you use a project manager the first time to guide you during the process and, depending on the similarity of the scope of work of the next project, you could manage it yourself based on the previous work.

Sharon how has this drop in effectiveness (of direct mail) affected the number of mailers you send out or the frequency?

Only time and life situations create motivation, not your direct mail piece.I hit different groups with different frequencies because they don't all respond at the same rate - varies by type of homeowner:-- Absentees - Monthly-- Owner Occupants - Every other month-- Probate - Every 2-3 monthsYou cannot create more motivation by mailing more often.  

Frequency is MOST important.

It is important to understand the frequency of your audiences buy and which message caused them to pull the proverbial trigger. 

Most of the prior responses have listed many factors that may impact the response rate: letter, postcard, color of the piece, day mailed, frequency, hand written, or using an address label, etc.

Its always a good idea to stay above a three frequency when marketing.  

For example determining the frequency (once every 4 weeks is my recommendation) done.

Two things work for me : consistency and frequency.