You have to throw a lot of spaghetti to the wall before something sticks.

@Wes HarringtonIf you're truly set on doing it yourself, Just use   in word and excel and print to labels to stick on the envelopes. 

Reservoir Hill looks beautiful and nice housing stick close to downtown.

Control the process and stick too criteria. 6.The RefinanceGet a lender that meet your criteria and don’t stop until you find the right one.

I just started work on a property in a very solid rental area in DFW and am thinking it may be better to refinance the property post-rehab and stick a renter in there...As a flip, I wouldn't net very much (maybe $10k with 45 day turnaround).

It is a measuring stick made up by people on BP who most likely buy complete junk in really crappy, non-appreciating markets where there are so few retail buyers the majority of houses are sold to out of state investors thinking they are getting a smoking deal because they only see .5 to 1% rent to value ratios in their own market.I'd go as far to say I have conspiracy theories it was developed by a few turnkey providers lurking on here to push their product.

Glad that you had the courage, persistence and the energy to hold on and just stick to your strategy! 

If they stick you or you make a mistake you still have to see them on the holidays.

Especially in a price range like $250k where it's primarily 1st time buyers who are already bringing very little cash to the table, and FHA appraisals stick to the property for 6 months.

Bad" market areas, which a number of people might include South Providence and Olneyville in, tend to be much cheaper, so the returns are better - but properties in those areas also tend to be much more management intensive.If you're going to be managing yourself, which is a very good way to get familiar with an area, I'd say stick within 1/2 hour (ideally 15-20 minutes) of wherever you're going to spend most of your time (home, if you'll be retired).You'll find very quickly that before you know it, you'll probably develop the Rhode Island mindset of not wanting to drive too far, and it's just easier to stay on top of properties when they're closer by.I'm much more familiar with properties in the Warwick/Coventry/West Warwick and north part of the state, so if you know you're going to be centered around Newport I'd suggest connecting with some people specifically around there.