If you choose direct mail for example you could spend many thousands of dollars before you get your first deal.

@Rita Koroll yes I have bought thousands. 

At the very least you might lose your shirt, at the very worst you might find yourself dealing with gang issues in an attempt to turn around a partially occupied apartment complex from a thousand miles away.

I don’t think it is uncommon to have to leave a few thousand in the deal after the refi but even a few % in after the refi is still a great way to build a portfolio. 

They’re typically hundreds of dollars per year, not thousands, and all of the large insurance providers offer them.

Even if I were found guilty, the cost would be in the thousands, not in the millions.

It ruined my day, I yelled and screamed, but then I paid it, moved on and forgot about it.

And even if you managed to win after spending many thousands of dollars the bank could still just decline your offer and it would have been all for nothing. 

We mostly do rent by the room and that is a little more involved so doing it ourselves actually saves a few thousand dollars per month.

A cost seg could give me back $10s of thousands that Uncle Sam is getting currently.