(I am getting pretty tired myself sounding like a broken record).Direct mail marketing works SO poorly, you need to send THOUSANDS of mailers, AND you need to send these thousands of mailers SEVERAL times to get a deal.So:BECAUSE the performance is SO low you need to send thousands to COMPENSATE for its poor performance AND hit the receivers several times BECAUSE the performance is so low to get a deal.Conclusion: "Direct mail marketing works"WHAT THE HECK?!

For example:Task              Estimate       % Certain       Low Estimate       High EstimateDemo            $1,000           80%               $800                    $1,200Roof             $8,000            90%               $7,200                 $8,800Construction $8,000         80%               $6,400                 $9,600Misc              $4,000            90%               $3,600                 $4,400--------------------------------------------------------------------------------------------TOTAL           $21,000                               $18,000               $24,000For me this is useful to determine a good deal because if the high estimate is still good I know that even if everything goes poorly it will still be ok.

How to you properly charge the tenants seasonal usage (high in winter/low in summer) and when there's not equal gas appliances between the units? 

there are so many forum posts on BP from folks who bought a random property in a 'low cost' market and got crushed by deferred maintenance or challenging tenants.i looked at a few of your other posts. 

Just some food for thought for those who invest in mortgage notes and think buying seconds cheap gets you in the business at a low barrier to entry  - it is cheap until you have to reinstate or payoff a first lien.

@Ellis Hammond for VA skip tracers with TLO subscriptions, go to Fiverr, search skip tracing, and you will get a list of virtual people who provide this service for the low.

You can continue to get low money down loans for a new property every 12 months or longer if it takes you more time to save up the next down payment.

not sure what your trying to learn or do.. but just pay them by the door.IE  10k 20k 30 k 50k.. each GC will have their own fee.Myself I pay on the low end because i do all the accounting for the GC he only has to cordinate the subs .. 

The area is only accessible by ferry, so that means large crowds on Saturdays. 

Very competitive and very low inventory.