So, Ill hire carpenters and "buy my time back".I'm a former HVAC guy - I can solder pipes, hard and soft solder, but no good at sheet metal.

I had typed up some soft sell postcards I mail out for specific events like move outs, foreclosure notices,  vacant homes, etc.  

I tend to go with the medium grade stuff because I like the finish a little better and it comes with easy assembly (dovetail) and soft close features.

Speak softly but carry a big stick?

several issues here:  personally have sub-par credit, have found hard $ options but have had great difficulty in finding money for rehab since generally hard money won't cover rehab which leaves me with approx 25% of ...

If you can get a bank to to give even a soft preapproval ( IE talk with a loan officer and go over your numbers and see if it fits into the general guidelines of something theyd do) or even a specific preaprroval based on ARV and your rehab plans , this option can become alot safer.As always when dealing with hard money, consider holding costs for while you are going to be going through this process.

Soft commitments and database nurturing are the key.

Soft cost like architect, permits etc I would maybe budget another $20/sf.I would start w/ the architects, talk to three or more, get an idea on the soft costs, and ask them for referrals for developers or construction companies.

The yellow letter should be created as a soft sell- not a I BUY YOUR DISTRESSED HOUSE - in your face stuff.

expecting a correction driven by Vancouver and the Toronto condo market over the next few years... look for Canadian real estate to be soft.