Yellow letters will pull stronger than any other type of direct mail marketing if they are done correctly, but like anything else if they are done by cutting corners they will not work as well.

If I can only find a way to get myself out of this hole I have dug for myself I believe I will be able to do the next project in a much stronger position and much much closer to home.

I think it works in your favor to list. 1) you can show there was a reasonable effort to market the property with the previous list agent and THEN LIST BELOW THE LAST LIST PRICE 2) BPO agent look at listing history and list price when determining value, so if that figure is in line with your offer, you have a MUCH stronger chance of having the BPO come in where you need it.3) a list agent will do incremental price reductions. this again all builds a case for a listing history.

You are thinking to big and too fast.In your post you are throwing a bunch of niches out there and trying to see what sticks.The shotgun approach is high cost and low return and has a high failure rate.Instead define your goals for the campaign.Then pick a niche that would most likely suite those goals and give you some level of enjoyment.Then create a message on a small scale and test and track your results.In the beginning you start small so you have little mistakes and not big ones.You find out what works and what doesn't and tweak your message.From there once you have a certain level of success you grow that niche into a larger volume with the infrastructure in place.Then with that niche in place you do a second niche to create multiple income streams.Over time some income streams will get stronger and hotter and then wane.This is why it is good to have multiple income streams to balance out the cash flow.

It might make sense to have stronger barriers to discourage this type of behavior, as there is a poster in particular that has been on here over the last month+ harassing many of the women posters, and every time he gets banned he's back the next day (or that day) with a new pseudonym.

Lower end, especially in adjacent transitioning neighborhoods might stay stronger longer. 

There are still some areas that are difficult to turn around, but occupancy is strong and getting stronger.

House hacking financials get significantly stronger as you increase the bed count above 4, or add a ADU or separate dwelling unit. 2.

I think if Josh Dorkin had been hosting he would've paused and issued a stronger disclaimer against the subletting, but it was fine as is.

The less impact the buyer's down payment does, the stronger you want the borrower to be in capacity to pay.