I am leaving out cost to build and sale price because I am strictly looking for any actual data or reference on the component itself which should give me a base line and hold true in most markets. 

To increase our potential deal flow for fix & flips, we're preparing to start direct to sell mailing campaign. What are the most important tools to have in place as we get this going? We're planning to start with ...

In today's competitive real estate market, how do you ensure your fix-and-flip projects stay on track?

In my state, TN, the law states that if you do not have a forwarding address, you are to mail the accounting of their deposit to the last known address and if it is not received there the extra deposit, if any, is to be forwarded to the state unclaimed money program. 

It was on market.

And he goes about doing this for a few decades then morphs into this note program and well when the notes cant pay interest the investors right away jump to he is a crook must be a fraud must be a ponzi etc etc..

Investing out-of-state is tough and finding a strong PM in these cheaper markets is equally difficult.

Success would be understanding the matrix for the the program and discuss with the broker any guidelines that can cause the loan to decline. 

With their appraisals do they loan based on the market appraisal or do they loan on what the DSCR supports like 1.3?

There are Section 8 programs where some do very well.