Sometimes a small shop will give you the most leeway, but also the most attention if you are a producer and can also offer them something (4 deals in 7 months is not bad for someone new, so I'd think you could be an asset to a good team, with plenty of upside).  

And an incredibly process at that.

Preparing to hand-jam the numbers in order to produce the financials on about 50 certs, it occurred to me (finally) - why not ask the many gurus on BP? 

@Adam DrummondI am having a hard time finding an income producing property in Los Angeles, CA.  

Typically it is not linear (more work produces more profit). 

They attempt to write contacts in notebooks or something similar but they usually can't find anything and haven't talked to anyone in their database in years.Any high producing agent is using one.There are some free ones out there.

$150 to send 70 letters sounds a bit pricey, but at the same time, that is a low volume for any direct mail company to produce.

So I want to make sure it produce decent cash flow after I leave.  

@Douglas Skipworth is an incredible resource for investing in Memphis and is more than willing to help.

Find out what is available, what the costs, rents and expenses are, and take that information and bounce it off the data you have, obviously someone working at the McDonald's, will be living in a different apartment as a producer, you have to see what you will find.Generalities will kill you in this business.