Depending on your personal goals, there may not be enough of a spread between what you will pay out monthly in mortgage, taxes, and utilities and what you can charge. 

I am about to jump into the "pool" of direct mail marketers...yup, as the distressed property owner sorts through his mail, over the trash can looking for utility bills....and throws away all those yellow letters etc....I'm actually going to spend some hard earned money to be one of those letters....with the hope that someone on my mail list chooses to open the letter, or read the postcard and call me to see if I can help them out of their financial situation.I've asked a lot of questions....watched videos....read articles...and given it a lot of thought.I need a list that I can mail to on a consistent basis..I'm thinking once a month for six months...then move on to a new list.The criteria I plan to use:single family and multi family propertiesowned for at least 10 yearshave a trustees sale notice recorded within the last three monthsMaricopa CountyIs this a perfect list?

Keeping in mind marketing and sales is under utilized skill in this business.

Having a license in my mind and utilizing it is a Huge advantage and I think most investor are nuts not to have one.

An estate property vacant for 2 years, with all utilities on, seemed like a good candidate. 

Also checking to see what properties have utilities off is a good start as well. 

Tenants pay all utilities.

A rental is considered to be an income producing property, so the house could then be sold utilizing all the normal and regular capital gains tax rules.

I especially utilize this strategy in gentrifying areas where prices are going up.

Generally buy vacant properties near the train station (Path) and turn it into mid-luxury type of units.