@Kelly Claiborne - I'm going to assume (probably wrongfully assume) the popular answer will be some combo of knowledge and fear - and I'd label it as perceived lack of knowledge that causes fear.  

If they do this, they then will label all your transactions as dealer status and therefore tax you differently.

I am not in an area that is zoned commercial so perhaps that excludes a "Commercial" label.

It was labeled as a university.  

If you have the hud label that'd be better. 

There are 3 ingredients to a successful direct mail campaign:1) A highly targeted motivated seller mailing list (absentee, probate, pre-foreclosures are some examples);2) A well crafted letter that appeals to your motivated seller and makes that seller call you; and3) A follow up system (send several letters and when they call and if they've shown some motivation, follow them up until they sell their house to you or someone else)The above is what happened and what I've learned in my real estate business.

Decent from a cash flow perspective and has all the ingredients for appreciation.

I feel a rush that I identify as "excitement" instead of labeling it "fear."  

All it is, is a white label Crowdstreet site... nothing revolutionary.

To me, good ethnic food is when it's not too fushiony, but just well done and with good ingredients.