Dawn and Joel,Thank you for the excellent advice.

Will wrap up two specs in February so hopefully it will be a more productive month.Just started a new direct mail campaign so hopefully that will throw off a few deals in a couple months.

@Chelsea Lewis Hi Chelsea .. let me be the first to welcome you to this excellent community.

I imagine that I can pretty much get a vibe about an older, established subdivision, but if I wanted to buy new or recently-built, let's face it, many of the big builders don't put out a great product and sometimes don't stand behind their work.

Welcome to the BP family and as you have experienced you always get excellent advice.

Robert,If the objective of your purchase is cash-flow, then appreciation matters little - don't get me wrong, it's still nice, but the success of the investment does not rely upon it.Matching your product - in your case, single-story (ranch style) duplexes - to your clientele ({nearly} retired, aging tenants who do not wish to contend with stairs as they grow old or those with mobility issues), whether done explicitly or intuitively, is the key to low turnover.We are considering a multi-family unit which is comprised of 25-row houses in a single story garden home format as it has an appeal to our aging population.

authkey=CNONvqDW1JuWrgEI have no idea how to attach my excel spreadsheet showing all of the expenses in detail.

Helped Rob with AV production for a 3 day.

There is an excellent book called "Buy and Hold" by David Schumacher, that deals with buying and never selling.

Not really sure duping people into reading your pitch is a productive idea for mailers, but I'm pretty sure it's not on forum like this....it's pretty easy to get people to quit taking you serious.