I did it myself many years ago and it was messy (back then, they didn't have the bag that caught the sawdust) time consuming, and smelly!

I learned that many, many of the people who claim that they've 'arrived' are self-delusional, pathological liars, will tell you that they've done such-and-such and keep a straight face when, in fact, they couldn't find their way out of a paper bag with a portable Garmin GPS.

You really have a mixed bag of buyers in your are, thanks for identifying the area.

Go to your local Costco or Sam Club and buy their big bag of candy.

I can't beat anyone here on "grossness" but my first eviction involved my first tenants; a older woman, her adult daughter and the daughters two teenage children, one of whom had a baby during the tenancy.All five skipped out over one weekend leaving me what ended up being 45 bags of garbage. 

If you hunt long enough and hard enough, sooner or later you're gonna tag and bag that unicorn.

I have had a handful of lenders contact me by phone after the transaction to actually confirm that we are the new owners and make sure we know where to send the payments along with updated payment amounts.Subject to investing is not for everyone and I have learned to use it effectively as one of the tools in my bag.

My first thought was tea bagging AND not in a political way.

@Mindy Jensen18 United States Code 1708: Theft or receipt of stolen mail;Whoever steals, takes, or abstracts, or by fraud or deception obtains, or attempts so to obtain, from or out of any mail, post office, or station thereof, letter box, mail receptacle, or any mail route or other authorized depository for mail matter, or from a letter or mail carrier, any letter, postal card, package, bag, or mail, or abstracts or removes from any such letter, package, bag, or mail, any article or thing contained therein, or secretes, embezzles, or destroys any such letter, postal card, package, bag, or mail, or any article or thing contained therein...The key to this statute is "fraud or deception".

Mostly postcards, but certain people/lists get higher cost pieces; letters, invitation & oversized envelopes, priority mail envelopes, bank deposit bags, etc.