Quote from @Phylicia A Fletcher: @Curt Smith Can you expand on the problems you've had with getting blocked, and how it was addressed with REI Reply? 

@Tom SaharThere are always deals to be found, but the effectiveness of your marketing techniques determines your success rate.

If the answer to any of these questions is no, not consistently or not well,  you should start by addressing  these operational issues in your business.

My first thought was an extensive TI package that was effectively financed into the rent.   

Connecting with contractors, property managers, and other investors has been invaluable in helping me learn from their experiences and navigate challenges more effectively.

With the increased competition among sellers, it’s crucial to prepare a listing to stand out among the rest and work to address buyer objections prior to going on market.

Consider all the things that could go wrong and see if the lease addresses them: unauthorized pets or tenants, early termination, security deposit, lease violations, late rent, eviction, lawn maintenance, parking, etc.5.

The number one benefit for a high income earner that invests in long-term investments is that the depreciation will shield your rental income from your effective tax rate.if you are a high income earner, you are likely around the 35% federal tax bracket and another 5-10% tax bracket if you are in a state with a taxInterest income will be taxed at potentially 45% + 3.8% net investment income taxDividend income will be taxed at potentially 30% + 3.8% net investment income taxRental income potentially at 0%I think a lot of people get disappointed that their tax burden doesn't decrease.It can potentially decrease but it will require proper planning along with some level of participation with the real estate.

The key is to be detailed and consistent in your logging.For our clients, we provide a custom spreadsheet to help track activities more effectively.

If you use any of the major mailhouse services, like Yellow Letter HQ (a service I can personally vouch for), they offer a variety of templates and even provide text suggestions.A smart way to analyze this strategy is by observing people in your local market who use mailers and identifying what works or doesn’t work for them.The simplest and most effective way to test this approach is to pull a hyper-targeted list of distressed homeowners and run a small-budget mailer campaign.Hope this helps!