That is a great post, and I'd love to follow up and see how things went for my own personal knowledge. 

On more than one occasion I’ve talked with a person or two that was offering real estate coaching and I found out very quickly that either it was not what they were advertising or they was not far enough along to be coaching anyone except maybe a complete newbie or maybe it wasn’t the strategy for me.Anyway, that’s my ramble for this morning.

The primary residence exclusion is $250k per person on title.

That will be the best spot to meet an investor friendly agent in person or at least meet other investors in your markets that can help connect you to the right agents.

Hard money lenders focus more on the property’s value rather than your personal debt to income ratio (which traditional banks use) allowing for quicker approval and funding.

I personally haven't sent postcards, I've had good luck with PPC and Video ads. 

However, I have found local property managers to be very helpful in stating whether an area was difficult to rent, what the market rents were, and even personally knowing some of the tenants of buildings I was considering.

Also, personalized post card size info/thank you card with the top 5 restaurant/bars or attractions in the area.

For example, at the start, do you confirm if all persons in the house are aware of your presence, and do you ask if it is OK for you to open bedroom, bathroom and closet doors?

I personally would sell it.Your return from real estate is two items - Cash Flow + Appreciation.What is the annual rate of appreciation you are getting, approximately?