Also, I have a feeling that the out of town mailers have less penetration to the right person...

Keep it, kill it, embrace it, I have no idea.

The current clay pipe is cracked allowing water to seep out and thus allowing roots to penetrate system. 

On the outside, it involves replacing about 50% of the siding (75 boards) and molding and any issues from water penetration.  

Welcome to the journey, embrace the struggle and ALLOW yourself to fail.

It's not that difficult to penetrate a trust however a bit of strategy is required.

We liked the idea and we embraced it for all our deals.Recently, a different broker we now use was speaking to an escrow company and the officer there had another opinion.

I embrace free labor.It worked out in the end.

Years later when I ran into my own problems I latched onto that advice along with healthy eating (i.e. the selenium in sunflower and pumpkin seeds help give you a positive attitude - no joke), exercising and listening to positive empowering music (I'm a positive hip hop fanatic - check out Dead Prez's 'Refuse To Lose'.)Embrace the energy you feel is making you "nearly homeless" and turn it into steam to move forward and succeed.

But after watching developers in Nashville attempt to develop every other lot in the city before penetrating TSU’s neighborhoods (another HBCU), I would caution that it could take longer than you think.