It is also a higher quality contact because you can confirm if you're actually reaching the owner.Mailers take up less of your time (aside from ordering and distributing), cost more, and are more challenging to track.I'd start with calling then add on mailers.Best times may vary but we find that we get the most people on the phone 8am-noon and 3-7pm.

Hopefully another opportunity comes up for you.

You can do some sourcing yourself through Facebook groups, and online RE communities , and even pick up the phone and cold call some homeowners that may be tired landlords, don't owe anything, and have built up some equity.With enough volume, you should come across some solid deals.  

I would also consider buying a building and remodeling.Budget up to 3mGive me insight and would love to connect to developers or brokers who think they have deals that can fit

My question is, if we take a cash out refinance from one property and pay off a second property; by virtue of interest tracing rules is the interest deductible on the second property.The reason I want to do this is because it improves on the title/closing costs for the one property while still leveraging the highest value property.

If the reason is one of the three I pointed out (usually is), it should create pause on your part.

This gives people little reason to choose older existing homes over new developments.

What are the reasons given for being afraid of it?

For this reason and to be able to scale my portfolio, I’ve started looking out of my market. 

Study up.