Having to do all 3 adds a lot more risk, like you fear.  

It will take a lot more time to do everything than you think it will and your wife will nag you because she doesn't like living in a construction zone.

My fear is that the roots are really bad. 

I understand the issues with this, and his fear of not getting his money.

Sorry I don't think I explained my one 'fear' if I send it to them via mail.

No treasures... but when I managed a mobile home park in Venice Fl, we had an owner abandon his home... so after 6 months, we finally got possession and when I entered to check the place out, the first thing I found was... the previous owner in bed, where he had died 6 months earlier (long story, but due to past issues we were not able to enter his home without permission out of fear he would sue us...again)! 

Alleviated that fear.  

I've been stuck with that same fear for 3 years now.

Even though you are young and maybe don't have as much cash built up, I think your willingness to push through the fear and take action is going to be a huge advantage and I really see you becoming very successful!

I know the topic that I'm inquiring about has probably been addressed and/or beaten with a dead horse but I'm really not trying to allow my fear of the unknown to stop me from jumping in and taking action like I did 10 years ago when the passion for real estate investing took hold of my soul but I feel that there are a few things I need to set up before starting my direct mail campaign. i.e. having certain team members in place such as a closing attorney and an investor-friendly agent for valuation of deals.