Bruce, the trick is to get the house for a deep discount and offer cash.

We figure each mail piece costs about 85 cents when we either purchase a list, create our own list, pay for the labor, paper, stamp and envelope.85 cents is not a lot of money, but 20,000 mail pieces will cost $1700 and then when you don't get one good lead (and that is common for 20,000 letters) then that $1700 eats deep into your pocket when you can get thousands of leads for free.One problem with direct mail is I get no less than 3 letters every day of the week from investors wanting to buy my properties.

I wish you the best of luck; you'll feel so relieved when you can check this one off your list!

So, that's your first decision - suburbs vs City of Detroit.Suburbs are safer investment, city is riskier, but higher corresponding potential reward.Follow our "Deep Dive" series we're doing about Metro Detroit cities and City of Detroit Neighborhoods: https://www.biggerpockets.com/...

Good afternoon BP Family,Today I sat down and decided that I had really done enough research on potential properties to jump in the deep end and stay afloat.

Take a deep breath, and back out...and recover your $1500 on the next deal.How much cash do you have available to you right now? 

If it is that dirty, I think you can charge them for the deep cleaning. 13.

Town homes need deep digging and given that FL condo tower situation, we need to avoid condos!!!   

Consider it a deep deep extremely deep buyer's concession. 

We did partial remodel to the upstair bathrooms with professional help, my husband and I touch-up paint all the walls and it was deep-cleaned before showing, even my garage was shopvac-ed.