This is why BP rocks! 

This is a full time business, I saw a lot of agents trying to be the "top producer" agent while working part time.

You can't squeeze water from a rock.

I would definitely agree with you that self-managing is a great option for some owners, but does require an investor to understand their own skill set and align it with their desires for their asset performance appropriately (If max ROI is desired, do they have the skillset necessary to produce top revenue numbers, etc.?).

It takes time to produce results with direct mail.

you rock Shannon S., excellent description and detailed #'s, you look as if you definitely know you #'s pretty well, i'm a newbie working hard and committed to zap my 1st deal real soon, HUD is an option that i haven't thought about though?

I've begun my direct marketing which has already produced a few promising leads and have been analyzing three properties a night to improve my ability to find a great deal.

I would not advise investing in it as a income property.The second one has better numbers although negative while you live there should produce $6-800 true positive cash flow, depending on condition after all deductions, once the entire place is rented.

But the premise was always the same... build an income producing base first, then you were free to conquer the world!!!  

But, MOST of my wealth building should be going on in accounts that are after tax, and dedicated towards the acquisition of assets that can produce life-changing amounts of passive income TODAY.