I'd personally avoid the hassle if I wasn't at least hitting double digits on expected IRR (and as I've said, I'd rather be in the double digits with CoC and even higher IRR).Everyone has different thresholds for risk, expected returns, etc and should only do what they feel is "best".

How do you advertise your vacant units?

I spent a decade in advertising, before founding and running a custom wood shop for another decade, so 'm pretty good at the self-promotion.I agree with you that the more gorilla approach would be most effective and that's actually what i've been doing – calling RE agents in my service area with active listings, introducing myself to property managers and leasing agents...To answer your question, I will have to handle the work myself for 6-12 months to build out the SOPs and field service management systems, but I have a lot of relationships for those looking to "do the work".I'll check out the meet up and would love to grab a cup of coffee, I'll shoot you an email.

This is a big one  this disclosure must also be in all advertising of the wholesaler including SM.

Cost $500 per mailing and my timeI paid to have 10,000 post card mailers sent out by a company, took a month for them to go out after they designed and submitted the order - 5 unproductive calls - Cost (Too embarrassing to mention) Didn't receive feedback which address were no goodI paid to have advertising inserts I designed into the weekly coupon mailer.

We don't allow any "deal-making" in the forums, which includes advertising your services or properties, looking for partners, etc.

Welcome to BP - great contingent of people in the Dallas area both here digitally and in the in-person meetup community!

Great resource for advertising your property, but not so great for screening. 

My markup is always lower than the original lender's because I don't spend money advertising during the Super Bowl, my president doesn't have a corporate jet, and we don't have layers of management we need to pay.

A lot of our customers use Digital Trust for self-directed IRA