They literally open till mid-night and full of people. 

Some of those facebook groups have thousands of members.

- Is there another way to make this business model work without sending out direct mailers that could cost tens of thousands of dollars each year?

The seller was insistent on using probable future revenue rather than previous performance, which was a difference of hundreds of thousands.

The only other way to get this info is to run rent/lease comps yourself (~10-15min), or do enough projects in that area to where you have it.Or for Thousand Oaks, etc:Or if we have a choice between two projects in different markets, I can use this chart to compare the two rental markets:-Basically anything to the right of 0 means the rent price/sf/mo has been growing QoQ, and the height is the current $/sf/mo of that market. 

I had to go to zoning and spend thousands to get it legalized.Your situation seems as if it is zoned as a single family home, and it was split into 2 apartments with no building permits.He's selling the property because he has the wrong zoning, and is finding a bank or an investor who over looks the problems that will arise once they close.With the way things are with insurance, I wouldn't be surprised if your insurance company will not insure for two unitsgood luckGino

Meaning don't just come to a handshake agreement and literally hand them cash and expect it all to be fine.

Paying thousands to these gurus is not worth it imho

Thats literally why Im paying them is to deal with that stuff so I dont have to. 

Slow and steady has won the race for thousands of years, and that didn't change with the advent of social media.1.