Sign on bonuses werent large enough for me considering their splits, and they seem to have very little ability to negotiate splits outside their standard split per production level.  I

I invested at my risk level.  I

The rental is 2-bedroom, one bath duplex with electric baseboard heating.Interior humidity level is always very high and condensation is problem.

When you get an AO/probate that is just about the best you can get. 

Educate yourself on the 50% rule (which is conservative in high rent markets like San Diego but I want my estimates to be conservative) to get some estimate of the negative cash flow that you will take on at your LTV level.  I

Im marketing to AO's in my neighborhood.

You have 659 AO out of state prospects in your county so here is what I would do.Buy those 659 and add to them 341 in state AO for a total of 1000Alternate you mail piece between the large text PC,  the small text PC, zipletters and YellowLetters.Here is the breakdownList - Cost 220.00+- ( good for 6 months)Yellow Letter 1 - Cost 760.00 +- send month 1Large Text PC 5 color 1 side - Cost 500.00+- send month 2Small Text PC ( My new one) color 2 sides - Cost 450.00 +- send month 3Zip Letter 7 - Cost 730.00+- send month 4Small Text PC Mine - Cost 450.00 +- send month 5Large Text PC 5 -Cost 500.00Total Spend 3610.00Over your budget however by month 2 you should have a deal in the pipeline. 

I have a list of 1500 AO in Socal.

It's the attracting people that is, and Atlanta has proven to be able to do that at the highest level, and that level is among us now.In saying all of this, these areas I speak of are all within 20 mins of the major development that is hitting the city and are even closer than some parts of the Atlanta are to the development, and prices are still lower than most in some areas. 

Take AO's for instance - who on earth would you quit mailing them so long as they are AO's?