{Two years later they changed their minds and wanted to live in a freshly renovated unit - but that's another story].At the time we were renovating vacant units and both filling them with new tenants and moving existing tenants to free more units for renovation.  

Michael McDermott I just contacted Lee Stivale what a breathe of fresh air. 

The MERS search by the Closing Attorney revealed the 2nd is supposedly with the same company that has my 1st. 

As to your first question - I like option 1- let the firemen burn it down and start fresh -it just sounds fun. 

As with any clients you will want to vet them when you meet them to see if they are actually serious or just fresh out of a weekend crash course.

The buyers do not want Jim Bob fresh out of training that has little to no clue what he is doing.

We replace the lists with fresh data every 6 months and keep on rolling...But there are special groups like expired listings or tax liens or divorce that we might just hit once or twice near the event and not necessarily continue mailing to them.Also, think about how DIRECT MAIL fits into your larger marketing strategy - we also like OUTDOOR (billboards, bandits, etc.) and ONLINE (AdWords).  

So I want to get to the decision-makers without necessarily revealing the entire topic so I can at least get a direct refusal, instead of someone who decides not pass on the message as they benefit from the property remaining as it is currently, or in the future, and I keep  wasting time on the property anyway.   

There'll be a lot of disappointed people next week (or in a few years when the reality/pit falls of their "investment" reveals itself). 

My discussions with lawyers have revealed that most LLCs by small landlords are extremely easy to pierce because the investors often put some personal expenses through the LLC by mistake or simply do not keep adequate records.