As every investor is different and has a different risk tolerance, this is primarily a conversation with your investors to find out what will work for you and your opportunities to put in front of them. 

Brother I always appreciate the insightful, witty, & at times sarcastic writing that you put in to everyone's blogs and discussion.

If they don't want to sell they won't no matter what you put in the mailers.

Factor in vacancy, and you're likely going to need to put in a few grand to make it really rent ready, and I think that would be a win/win.  

I see people distracted with the new "hot" market, the new twist on a strategy they can implement, the cool way to source deals, the shiny new app, working with a realtor or a lender even when they aren't producing results.

Please do not let valid yet potentially negative sounding feedback distract you from taking action starting at whatever level you currently find yourself.

I had been tracking available properties and looking for a purchase, and one presented listed on MLS, ran the numbers and put in the offer.

You may find some older condos/townhouses in that range and that may give you the opportunity to put in some sweat equity.

I was able to double the value of the house, and brrrr out all the money I put in.  

what should i put in affidavit or how should i go about writing it?