If you don't hear back in a timely manner (like in two weeks), write another letter and say that you are going to be taking it to small claims court but you are willing to settle for "x" amount out of court. 

I've found they have good subcontrators to draw from and complete it in a timely manner, but it comes at a premium. 

I was compelled to create an account to chime in and say a few words. 

****Before you discount the delivery of sticky notes - I want you to know this was my most successful buying campaign yet.Facebook Paid AdvertisingTo set up your campaign, start by creating a compelling ad.

Given how good the terms are, I'm surprised to read that they will work with someone that had a bankruptcy or foreclosure more than 3 years ago with a sufficiently compelling letter of explanation along with supporting documentation. 

There's a long checklist of items to prepare before you start your direct mail campaign:1) Is it scalable (manual letters aren't) 2) Are you using your time in the most efficient manner (handwriting is ok for starting, but you need to hit 1000s of targets to get the responses to grow your business) 3) Is your message correct for that market?

Orlando is one of the most hot market in real estate, so finding the right property management company that handle your property in the most professional manner possible in all aspects is really challenging. you want a company that specializes at residential real estate either multi or single family and most likely serving the area that you are investing in. 

If you're in contact with the owner/seller directly, and you don't feel there is a lot of competition (off-market), might as well start with an LOI to lay out terms before drafting a contract.If you need the offer to look compelling because other buyers are circling, a PSA would indicate more motivation on your part.

That said, we are not in a market where the average deal is likely to have enough potential return to justify paying 9-12% on a HELOC... unless there is a value-add component with a clear & compelling refi strategy later.

But if you feel compelled to, you could literally just say something like, "We decided to go a different direction on the rental and it is no longer available.