Be persistent with mail and try sending out volumes of mail every month and you could start with 1k and move slowly to 5k mailers.The mailer rate in the land space is getting saturated, so you may hit mailers of 5k and not get a single deal.

Paperwork to be signed is mailed back and forth and we only do our own lease as a formality and an extra chance to go in and check out the apartment to see if we need to fix something.

The debt went away initially (foreshadowing...).Fast forward about 2 months and I get a notice in the mail for 6 months of assessments from before my ownership. 

If the buyer pays his commission - the offer would be a low ball.Tell him to get a hike...this is no different than mail you are getting all the time:"I have prequalified buyer - just need a house to show"After you list it- it's exclusive with this agent.

My first deal came from the thousands of postcards that I mailed out to private note sellers in TX.

I would trash it in my mail.  2.  

We check it 1-2 times per month and remind tenants to keep up with it. 

When you mail postcards, you short-target only those homes you like and you write something different depending on where it is so you can connect.

It notifies me when a rent is due and it also emails automated reminders to my tenant.

Because later, you can easily use it as your mailing list!