You can even test a portion of the lists if you are tight on budget to compare response rates.My very first deal was a 90 or 100 mailing to distant owners (far away from their property to be pain in the neck).10% response rate on the phone.

., thanks for sharing your experiences and it has been very valuable and I am going to follow Robert Steele 's advice since he is in my neck of the woods.

And takes off the pressure of hard money loan payments breathing down your neck.

According to your income you won't be itching for deductions like my neck of the woods.

And I would think a similar set up would work in your neck of the woods.

This will sound passive-aggressive and it's not meant to be, but if you think being a newbie landlord is tough, try doing it with a $30K annual weight around your neck! 

You're not to far from my neck of the woods.  

I believe the same is true in your neck of the woods.

@Cara Lonsdale in Cara's neck of the woods a bunch of my clients bought 4 plex's from linda Gercheck only to lose them in 08 to 09 as they went 100% vacant.. and stayed that way for an extended time .. they could not pay the negative cash flow and walked..

Muscle smarts.