- Is there another way to make this business model work without sending out direct mailers that could cost tens of thousands of dollars each year?

The small claims limit is $6000 in Indiana.

I would like to start with a small flip or rehab, preferably between 250-300K purchase price, while I get more seasoned and rise more capital. 

We own two rentals in a small town in Indiana.

(on a small system- didn't mention the number of hookups but I'm guessing 2-3 or certainly less than 10?)

Renting short term or long term will have some bearing on it but this isn't too far fetched to find a lender for this sort of thing.A small, local lender will be your HIGHEST probability of success when trying to find investor friendly lenders on investment properties.

This is typical in our industry and why a lot of owners come on board with us.ALL of my owners have my direct cell and know they can call me any time.

Louis, MO.I have a question that I was hoping the BP community could help with: I was wondering if anybody could point me in the direction of a nice, clean, and easy to use accounting spreadsheet template (or something of that nature) for real estate investing book-keeping?

You did not underwrite this on any of your offerings though, so you're speaking from direct experience not by observation. 

Please feel free to message me directly or on here.