I just starting out (again) into RE investings and starting of with a direct mail campaign using post cards.

My wife manages our direct mail campaign...very manual. 

.- Additional subfloor (wood) and cement board (floor) $100- Shower cement board $75- Waterproofing Membrane (I like to do this) $150- Shower wall tile (80-90 SF) $150- Flooring tile (30-40 SF) $100- Tile setting and grout $75- Vanity with top and mirror (24" it looks) $250- Toilet, wax ring and feed line $100- Faucet, feed lines and trap $75- Trim $25- Accessories $40- Fan/light $150- Vanity Light $50- *Shower diverter valve with trim kit and plumber to install and help set tub/drain. $750- Screws, adhesives and fasteners (cement board screws, caulk, etc) $50- Paint $40- Miscellaneous $100TOTAL: $2530With all of that said these numbers would be my BASE run, and assuming I was spending my budget amount on each item.

Paint, carpet/flooring and lights.  

(I don't have MF yet but I believe the reasoning is the same).Now in my rental my tenant does pay but I also get a copy of all bills and notifications sent directly to me too so that I can keep an eye on things.

Bought a house for 24K needs about 6k in repairs rents from 800-1000 a month. (60-70k ARV)I'm interested in maybe doing a rent to own deal. can anyone point me in the direction how to to structure that deal?

This is only intended to give you a guideline to direct your conversation with these individuals.Incorporate an LLC with S-Corp designation that will be your main business.  

I never have an agent I always go directly to the agent that listed the property in my opinion it makes no sense to do it any other way  Think about it the listing agent is going to make a double commission if they sell to me  If they sell to you they make half the commission who do you think they're going to push for me or you drop your agent and calling the properties yourself 

Thank you @Todd Dexheimer and @Michael Le@Jeff Greenberg it's a very light value add. most of the heavy lifting had already been done. for this deal it's more about getting a solid, low risk income stream for the investor. in short we'll make cosmetic upgrades to units when they turn in order to keep growing rents 2% to 3% average per year.  

Feel free to reach out directly.