@Mary Nathan   My response rate for mass mailers has been weak mostly when my message was weak.  

That alone will reduce both overhead and finger pointing.After you get into more projects, you'll develop relationships with different contractors, and you'll see each ones' strengths and weaknesses.

Keep in mind the strengths and weaknesses of each of these services so you don't misinform yourself.

The market seems still quite weak.

cashflows are weak, but the houses are not expensive.

You'll continue to be faced with a thousand different avenues in the game, each of which have thier own strengths, weaknesses, challenges, and opportunities. 

My business partner is the financial backing while I'm trying to do the leg work and get this business successful.We know that our local area is weak (this is coal country) so we have decided to focus our attention on the area of Lexington, KY.

I've looked into the TK market too and IMHO its not nearly as good as advertised...... you overpay up front, often get weak if any appreciation and all that "cash flow" you got disappears when you have turnover or sell....Many TK leave off vacancy, and/or CapEx and other "details" that crush the numbers once you add them in....Just didn't appeal to me.....

I've heard that FHA guarantees loans for 3.5% down, even to buyers with weak credit.

Add value the their weaknesses.