I genuinely don’t want use hard money, or family.

I can genuinely say it wouldn't have happened without BiggerPockets and the community, and for that, I say thank you all.

Without hesitation they immediately produced and sent out a 2nd order to me free of charge (this was 1000 business cards along with multiple other items) and were very friendly in our exchange via email.I pass on this experience as I was genuinely surprised with their amazing response to the problem they had nothing to do with (post office was 100% at fault here).

These options cost more, but make the letter seem genuine and probably increases the open rate.What has worked best for you?

DTI is too high (i.e. people who invest but already have mortgages in their name).This is typically only an issue if you are lying to the IRS about your income, or genuinely cannot afford the mortgage.

But with that said, there are lots of people who genuinely want to and need to learn about the process to determine whether it is a fit and how they can take advantage of a hard money loan.

Thanks for the kind comments and genuine interest.James

I had great luck when I was not rushing...interacting with people in a genuine way, being transparent and listening...then being decisive.

My suspicions were correct and I genuinely appreciate your help! 

Make sure you are buying genuinely good deals and you should be fine.If you are buying rentals to hold for the long term, you really shouldn’t worry about the market dropping.