@Eric ClifftI love the fact that you are methodically & creatively designing your marketing strategy.Direct mail marketing traditional results dictate that response rates should be higher on a piece addressed to a specific person vs. anything that may resemble junk mail like a general mailing to "resident" or equivalent.However, higher response rates do not necessarily=higher profit.Run a split test on both methods to determine the profitability of each lead, not just response rate.  

I'd pressure-test the tub spout, like you uhave.  

No better way to test your knowledge than to try to share it!

If you have to make a grouping election to satisfy the material participation test, then that can impact your ability to deduct the suspended losses.

after due diligence (soil tested, surveyed, etc. ) what are homes selling for in the neighborhood? 

It has been battle tested in many court rooms already.To your successJosh

When I did a test on a living room and invited a number of people for an opinion the white was universal across the board liked by all.  

My recommendation is to do a sample test run.

If they would have released all of the default homes on the market there would be slim to no new home communities.In today's current market we are pretty balanced.

I called all of the schools that I was interested in and tested their support system for speed and helpfulness.