When you run your expenses on properties be sure you're accounting for vacancy, accounting, advertising, cleaning, insurance, lawn care/snow removal, legal, management, maintenance/repairs, cap exp., taxes, utilities (water/sewer, electric, gas, oil, trash, etc).  

I plan on reaching communities, advertising (where I am not sure yet), and then going door to door potentially. 

Has anyone used zipyourflyer or propertyblast to market houses (already listed on the mls) to buyer's agents ? if you have, just curious if you have any feedback?  I know how most people feel about spam emails. 

I am launching my FIRST wholesale direct mail marketing campaign next week!

Mail campaigns as simple as mailing to families with children need to be careful.

Has anyone tried marketing to leads using their email addresses vs mail campaigns.....assuming you get access to clean and verified emails.

Use Craigslist advertising, re-filed weekly.  

@Dustin Mellor  applies to every one private a company or whatever.although there is a carve out you can do a few a year and no more than 3 on the books at anyone time. but double check those numbers its close to that and you cannot advertise.. or hold your self out as a lender. if you do you will get a Nasty gram right quick  LOL

If you're cash strapped, my best mailing campaign has always been white letters to probate leads with hand-writing the mailing address on the envelope.  

The high expense ratio are caused by many things including higher than usual property management fee, deferred maintenance , high water bills due to leaks, inefficient monthly advertising cost, inefficient property management software, neglected yearly service contracts, higher than usual insurance cost etc.