Hi, my name is Jacob My question is: As a beginner to Direct mail, what would you recommend for me when first starting out, What pitfalls should I avoid that most beginners endure, and how should I design my message to the prospect to get the most consistent responses?

Near the university, the University Mall area is a smart pick with its consistent demand driven by university students and staff, boosted by redevelopment projects.

Reasonable prices and consistent population / rental growth. 

Have them shadow you consistently and check in with them.I recommend not delegating a task until you are 100% successful at the task yourself.

Do you capture comparables and then compare closing prices over time? 

Yes, it's very competitive out here, but I remain consistent.

Exterior/Interior Paint, fixtures, etc.These buildings were constructed in the 1960s with steel pipes and much of the plumbing has been replaced as needed including new supply lines in the ground and new sewer pipes under the slabs.Ongoing maintenance costs have been pretty consistently high on this project, but the rise in rent over the holding time has been a saving grace.

There will be no capital gain due so no exclusion.If you really want to capture the section 121 exclusion while keeping control of the property you can sell it to an S Corp, but then you won’t get all the real estate tax benefit of passive income.

Developing connections with seasoned investors may yield insightful advice, opportunities, and important insights.Educate Yourself: Read books, listen to podcasts, attend seminars, and take courses to consistently increase your understanding and proficiency in real estate investment.

Do this consistently and you will not regret it.