Out of the 20 letters I've sent, I've had 1 guy get back to me and we were in discussions but weren't able to find a price that worked for the both of us.The issue is that I only have a few houses on my mailing list so far (just places I've walked or driven by that caught my attention), and blindly searching every street and address # to see which houses are actually legal multifamily will take forever and doesn't seem efficient.I know the data is publicly available, I just don't know how to aggregate it in a way that would be efficient and useful for blasting out marketing mailers.Are there any websites that can pull massive lists of all multifamily houses in my area?

I am looking for a good web based or app program to categorize and track my hours for material participation.

It's a demographics driven fact! 

Its all about quality leads, not the tool.This analogy is similar here;   a really good contractor can give a better rsult with crapy materials vs a crapy contractor with top materials

I've been researching this quite a bit and am looking into acquiring an STR that I would actively manage and would keep average stay at 7 days or less. I would like to meet the requirement of spending over 100 hours o...

Plus you’re optimizing for materials cost by reusing and buying some used stuff. 

Unfortunately, Detroit is complex due to things being driven block by block.

Quote from @Conrad Tillman: Quote from @Jay Hinrichs: LOL  its kind of like 50 ways to leave your lover.And its very much dependent on your jurisdiction. however I will list the stuff I have gone through the last decade or so through about 200 new builds in 4 markets.1. material price fluctuations. rarely down almost always up pretty much annually. 2. as we all know labor  scarce  and or unqualified and do poor work..

They buck the passive rules for 469, and are considered active.BUT - As with any other business, to deduct the losses the owner must materially participate.Material participation is achieved by:1.

Beyond that, you need to become an expert on labor and material rates in your area or get connected with someone else that is.