I am looking at updating kitchens, baths, plumbing, electric, flooring, painting and windows.

So investing in a quality camera/ or professional photographer is a great investment.Also did you paint the siding or is it new?

(lower spread, lower conversion.)Moral of the story... both leads hold their place, but probates should definitely be a big focus, and a beginning focus, along with perfecting your systems and your actual DM piece.Here's a ROUGH breakdown of the last 6 months of deals comparing the 2 lead sources (just to give you an idea):Probate:Mailing 4,000 leads/month (6 months) (total mailed 24,000)-12-14 deals (240 leads roughly)-average assignment: $17,500 (our sales team is top tier)Absentee:Mailing 40,000 leads/month (6 months) (total mailed 240,000)-70-80 deals (thousands of leads...2400+)-average assignment: $9,500These are again, rough numbers, but paint the picture with the KPIs that I was able to track...Let me know if there's any questions, I feel as if this topic is very under discussed and I would like to spread some of what I have learned.

Then I painted the whole unit and replaced all flooring, including the renovation, with two more.

My vacancy was 2 weeks, but that is really only because i needed to get the house painted and new carpet installed. 

Learn how to repair, paint, landscape.

New paint, flooring, etc. 7 months.

Let me paint you a picture:Ivan Galamian is generally thought of as the greatest violin teacher who ever lived.

Are these C/D class properties that were treated poorly, and paying above-retail contractor rates to paint & fix holes? 

Most of the guys also have a min starting repair budget that adjusts based on their findings, but they assume off the top that the house will need a new roof, new windows, paint (inside and out), several thousands in landscaping,  and appliances.