Given a 5% response rate on mailings, and about a 5% conversion rate to get a viable deal, how should I be thinking of a reasonable budget to allocate to direct mail?

@William Yeh,  In addition to changing asset classes with the 1031 you change cash allocations as well. 

I would look at all of your assets as a portfolio with a target asset allocation mix.

HOWEVER- there have been times I’ve missed my goal date on repayment and have had to use other (still my, but allocated for something else) money to pay the debt off before maturity and adjustment to a MUCH higher rate.

@Mitch Casey I would suggest totally reversing your thought process for realestate...at least the allocation aspect.

I would suggest speaking with an attorney to discuss items such as1) What is the profit and loss allocation between the members2) What happens when one member dies3) Responsibilities of each member4) etcDiscuss with a CPA on proper entity classification(Partnership or Corp(C/S))Best of luck

The cost allocated over the years is virtually nothing.

I am not ready for a $20K repair job.Account Closed - It is a 3/2 ranch, purchase $95K, ARV $122K, No cost allocated to foundation repair, but there is about $27K in equity that I want to keep..  

In a normal scenario, the seller concessions would therefore be applied against the buyer's outstanding balance due at closing, and any remaining difference is still entitled to the buyer which may be applied against outstanding debts (specified in advance of closing, and clearly itemized on the HUD-1).It is my understanding that if you do not have enough outstanding debts to fully apply this difference against, then the remaining balance will either revert back to the seller or may possibly be allocated to one of the other closing parties (lender, agent, etc) if itemized in advance.

At the end of the day there were 3 hours allocated in my states...