I'm Thomas and I work by day in digital marketing (and a bit of past experience in real estate marketing), but I've been doing about a year of research into investing in rental properties (both SF and MF homes).In an ideal world I'd like to pair my operations and marketing experience with someone who has more capital, but while I'm searching I'm still learning all I can and asking questions as often as possible.I'd love to hear from other successful investors in Virginia or really anywhere, If you're a private investor I'd love to connect–hope to connect with you all soon!

I like that you have paired up the strategy of direct mail and cold calling.

Pair that with the way market cycles work and it's not hard to see how once your portfolio is paid down to . . . say . . . 40% loan to value and the market pulls a 2008-2011 then it would be divinely ideal to pull 20-40% of that equity out and go on a buying spree, buying houses for 50 and 60 cents on the dollar.  

It will be a bit of front loaded work, but if you get comfortable w/ a city you'll do great from a distance & eventually you can pair things down to yearly visits, if that. 

The bookkeeper/accountant should be analyzing your financials - like a second pair of eyes.

Non-QM pairs "uncalculated" DTI with higher FICO scores and larger down payments (we don't know DTI [lots of these folks are self employed and get 'creative' when reporting income to to the IRS, so the tax forms are unreliable {that's why they need non-QM to begin with!}

They just may not do the processing as efficiently.I've had clients of mine specifically ask to not be paired with certain lenders. 

They have one pair of 19-year old students that have acquired a couple MF properties in TX. 

After some particular bad decisions I was left with less than I ever had before, except a new  pair of handcuffs. 

Consider these facts/characteristics:Bostonian, $9K in student loans, no rent expenses currently (living at home), not a really a spender (1 pair of sneakers and 2 jeans for contrast), living off of $200 every paycheck and fully employed with a salary.My goal is to have 80% of my portfolio filled with rental properties while leaving the other 20% for capital projects.