Here is my experience, I once sent out 5,000 beautifully designed, professionally printed post cards and got zero calls.

The lessons you learned the hard way in 2008 will be invaluable now, and it’s great that you’re aiming to stay small-scale and within your comfort zone of Sacramento, which gives you an advantage of knowledge in that market.Given your experience, I'd say start by focusing on three key areas to build confidence and minimize risks:Budget Control: Over-renovating was one of the big mistakes you mentioned.

From my experience: SMS has the best conversion but is the most regulated, so it depends on the rules in your market. 

This coming year set the goal of getting more committed to learn and expand my knowledge to avoid previous mistakes taken as well as to be able to effectively continue to expand my portfolio.I’m here to connect with others who are also passionate about real estate, and I’m eager to learn from your experiences, insights, and advice.

Are there any landlords here who have experience with filing evictions in SC? 

My education background is in computer science, mathematics and some corporate finance, as well as have some internship experience in the quantitative finance space.

For a smoother, less risky rental experience,Party 1 is the better choice.

I work with these two:Metro Detroit Property Management - Mark HutterNHL Property management - Howard GenserThere are a tonne of companies and each one has had good and bad experiences, so no one in particular stands out.One part of the equation is that the Detroit market itself is a tough place and is not for the novice investors.Only seasoned and large volume Investors make it successful in Detroit.

There's a lot of timing to consider, and honestly, this potential first cost segregation will be a learning experience for us. 

- If all their experience is STR, then they are probably expecting you to treat them like an STR guest.