I really hope to get a good discussion because it seems at first glance that cash flow is king.

I know that cashflow is not king of your investments, but maximizing your long-term strategy is.  

GC/Builders are King Sh#t of Tu#d mountain right now, they don't need you or your work, they don't need anyone's really, they rule the day, fact.

Bath bombings Michigan 1920's, U of Texas shootings 1960's, Burger King shootings 1990, Columbine, and this...plus countless more in the 1700's, 1800's, all through the 1900's and on to today.

@Savannah King Try a mix of everything.

My conclusion is that volume and consistency is king when it comes to direct mail.

@Savannah King and @Elizabeth Klingseisen You could also consider sending lumpy mail to these absentee owners.

They will never send you a letter and say we will ignore our DOS requirement but being up front was the best policy.As I think Michael was pointing out, it's hard for a lender to accept payments after being told the property was sold sub-2 that may be construed as acceptance of the transfer and later say, "kings-X" we want to call the note now.I have never had any lender force a due on sale clause arising from and sub-2 arrangement and I have passed thousands across my desk over the years.

Also, if I were king for a day...

If not that severe of an event try & compare it to 2008 for everyone’s equal perspective.Personally, I think the biggest elephants in the room in order are subprime auto, corporate debt, stocks, student loans & last real estate.And the King Kong of them all is the fiat dollar that’s not worth the paper it’s printed on & the Federal Reserve that has it printed endlessly & the National Debt!