I don't know if the effort will increase your response rate.You could use an old fashioned word processing doc, printer, and then sign and address them by hand.Either way, I'm glad you have a goal!

I finally just scheduled the test to make myself study in a more disciplined fashion.  

There's more info and opportunity there than is on the surface too.

All surface, all the mechanicals look good.

As for appreciation I tend to force it by purchasing properties that need repair and updates thus creating my equity in that fashion.

They will tell you how hard the surface (coating) is, but since the underlying wood is soft, dragging a piece of heavy furniture without a slider will crush the underlying wood and leave long dents (technically not scratches, I guess, if the surface isn't broken).IMO, your rip out & replace estimate sounds way high, at least for my area.

If I have a tenant leave mid lease I will start marketing the property immediately or in my normal fashion depending on notice.

When I say "tired" or "rough" or "run down" or "abused" it doesn't even scratch the surface.

I am currently flipping homes the old fashioned way.

I am currently working for a financial firm in NYC and looking to heavily get into real estate but in a smart fashion with intelligent investments, no rush here!