For your mailings, use a website that specializes in direct mail for real estate investors. 

I would love to be able to market to a list that large, but my monthly spend budget doesn't allow for $3000 in direct-mail per month.Given the budget limit that I have and what I have shared, does anyone have recommendations for me?

I think that was the thing, it's not like I was out directly asking for the money, but more like telling people about my business as a real estate broker and how the market was doing great, and how I would pick up almost anything I can get my hands in in this market, etc; lo and behold, the lender then offered to finance the deal I was indirectly trying to finance.

@victoriawinters     yes your absolutely correct invest ....that's why when I read these articles stating that its possible to make money with out money or credit I'm wondering how ..how do you do this I've been in direct sales for over 15 years and I must say I work my tale off commission only ..I don't sale I don't eat lol..but I love people ..people are my passion and sales allows my to generate based on my efforts ...real estate investment would allow me to combine my two great loves and take it to the next level.

If I think a workout is possible, I have the servicer put the borrower in direct contact and I work out the terms with the borrower. 

Stanley influenced a lot of individuals with his ideas, both directly and indirectly.

Also, what I'm about to suggest is "contrary" to the advice you'll get "out there" because people in general think the level of risk and difficulty (in RE) increases in direct proportion to the number of units you have.

Be advised that this limitation only applies to an "indirect" or "60-day" IRA rollover.This is when you take a taxable distribution from an IRA into your own name.  

Chris Soignier What your are proposing would fry your IRA as well as that of your friend.There can be no direct or indirect benefit from an IRA to a disqualified party.  

Essentially, tenant is trying to bend the rules of your lease.If it's costing you money, whether direct as in higher utility bills or indirect as in wear and tear or impact or tenants in other units, it's a problem.If it's just because it bothers you, that's another.