I understand wanting to save money on the monthly fees, but when it comes to maintaining an investment that can very easily be devalued by deferred or poor maintenance it's worth it. 

Its very rare high end experienced investors can pull this off.

But the last thing I want is something I have to pull the listing on because I have to repair yet another thing.

The last house I bought, was brought to me off-market by my agent, and it's seeming that off-market is the only way to get good properties without the MLS prices.I've recently got a nice business card printed up, and would like to start a direct mailer campaign, using BatchLeads to find multifamily properties in the local towns that I wish to invest in.I have a pretty strict criteria about what I'm looking to purchase at this time:-Legal 2-or-more unit large Multifamily (not required to be owner occupied)-Each unit should be at least 3 bedrooms (so if it's a duplex, it needs to be 6+ bedrooms)-Sewer (not septic)-Gas (not oil)A lot of this information is not readily available online, so once I start my mailers, I'm sure I'm going to find people who eventually respond, but that don't have criteria which match what I'm looking for.I feel like it would be a waste if I paid a bunch of money for direct mailers, and then someone reaches out to me to sell, but their house doesn't match the criteria of what I'm looking for -- I don't know anything about wholesaling.What can I do to monetize these leads, or is the answer is that I need to learn Where do you pull your direct mail campaign list from?

The third option is to do the cash out refi while you are still living there (better rate and fees), keep it as a rental, and then move on.

We refinanced and pulled cash out, and they will pay off the debt a second time.  

We recently found out our lease is void/unenforceable due to some wording in there related to who is responsible to pay for attorney fees. 

The property management company just informed me they had to pull the property off the market because they found a squatter had broken into the home and was living there. 

So far I have inherited 3 tenants who were there when I bought that were not on the program who paid maybe one months rent and then nothing for the three - four months it took for me to kick them out plus legal fees (Ny if its in an LLC you have to be represented by a lawyer).

Focus on properties that will have a strong rental market and a clear path to increase in value.Overleveraging:Some investors refinance and pull out too much equity, leaving them with little to no cash flow.