Ive looked at Allentown and Harrisburg even Lancaster however when it came to cash flow and market consistency Reading wins hands down.

I maintain my Superhost status on Airbnb every year and the properties consistently get 5 star reviews, and my places stay booked.So, for me, automation has been critical to my success. 

Hi, my name is Jacob My question is: As a beginner to Direct mail, what would you recommend for me when first starting out, What pitfalls should I avoid that most beginners endure, and how should I design my message to the prospect to get the most consistent responses?

When the best time to sell is (when return on equity gets below a certain point consistently?) 

If you consistently analyze properties, recognizing a good deal will be much easier when it shows up.

Are you looking to do 50% down in high cash-flow areas to get a consistent return month to month to live on?

Good for him if he can make it work consistently.  

Near the university, the University Mall area is a smart pick with its consistent demand driven by university students and staff, boosted by redevelopment projects.

Reasonable prices and consistent population / rental growth. 

Have them shadow you consistently and check in with them.I recommend not delegating a task until you are 100% successful at the task yourself.