I was planning on going to their meeting tonight for the first time.

@David McCracken 9.5 if it is a real number then it sounds great, (Depending on location) but has to be real expenses ......I have had people sending me deals with 12 cap but when I ran the numbers it was more like 3-4 CAP.A good way of knowing roughly is by calculating 50 percent of income towards expenses before mortgage.

@Ariel Cohen They seemed to be close to market rent based on the comps I ran.

I'd be interested in giving her this ongoing task.  

I ran it through the whole house (and put in rugs) and am very happy with the results.

I'm already planning on going to some of the REI meet ups, driving through some neighborhoods to get a good lay of the land, and staying on here/podcast whenever I get some free time.  

I ran around with them one weekend to show how to find what I am looking for.

I ran the calculator assuming an extra 2 weeks before closing as well, which I feel is quite conservative based on the days on market for well-priced properties in this area, plus the fact that we have a network of realtors we can let know about the property at least a week ahead of time so they can have buyers lined up to look at it.

To me, direct mail provides a predictable ongoing benefit vs. skip-tracing which seems like a low probability with possibility of a higher return. 

@Patrick Desjardins  I ran into this same issue. with the state of Oregon.. my attorney thought we were exempt the state thought otherwise and I got wrung up and had to do a state specific real estate paper offering  ( securities offering to stay compliant.)Since FCI is a CA real Estate brokerage and one can fractionalize DT's in CA..