I haven't seen the lease yet but how could he continue to live there when the lease states that it ends on a specific day (a few days before they are now making him responsible for).Never dealt with this and he asked me for advice - any advice would be appreciated.

It may sound like a slow process to have someone manually create a list for you but if you're planning to mail to fewer than 100 owners per day a virtual assistant should easily be able to keep up with that depending how good the county site is.

So here goes.....I want to start doing at least three analysis of deals a day as suggested to become proficient.

My late fee is $10 and over lock fee is $20.Technically in WI, you can send out the pre-lien letter the same day as the late fee but you typically want to give them some type of grace period to get them to hopefully pay.

At the end of the 3rd day a buyer called and got it under contract for $26,500.00I agreed to split the closing costsAfter closing costs on both sales: $9,348.60Thank you all for your input.

(So I could get paid from the transaction and then pay her the remaining balance) And she said she would want the same day as closing. 

As Dave Hurt pointed out, at least some calls will be people asking you to remove them from mailing list.That's a great sign that one day a truly motivated sellers will want what you have to offerthe costs it takes for that direct mail campaign to pay greatly could be thousands.Deals are out there,but there is need to market and get the attention and trust of the motivated sellers @Rick H.

Over the last 5 or 6 months I have been studying and learning more about real estate basically every day, as has my brother.

None of this should affect closing w/ the seller.Create an borrowing agreement between yourself & family members w/ clearly stated terms & the % of the note or agreement each member hasIf the family member wants the note secured by the property then have the note recorded by the title company as a lien against the propertyYou can have $ deposited in a bank or a portion of the $ deposited in a construction escrow account w/ a title company & avoid the bankWhen $ is wired to your bank have the family member reference the loan & property address in the note for the wire; At the end of the day a large % of money used for deals like yours is actually private money.  

All the lease says is if rent is unpaid on the 6th day a $50 fee will be charged.