Jim,You don't need hard money...you need a new 'equity partner'. ...or a work-out with your current lender.First to answer your questions...1.

Currently I am using Click2mail.com but it is still to labor intensive because I have to submit each mailing myself...I WANT THIS AUTOMATED....

Every country has to do what it can with its existing wages and because their wages are lower than ours, they are able to make labor-intensive stuff.

My suggestion:- Verify the rental rate assumptions;- Get a property inspector to inspect the property;- Verify your loan parameters;- Ensure that in your "expenses" you're accounting for: Taxes, Insurance, Vacancy, Maintenance, Management, Utilities, Capital Costs, and Advertising.If you do all that, and the numbers still work out similar to the way they do above, it sounds like you have a very reasonable deal...

With this in mind, I can learn while making money at an intensely accelerated pace.

That first house and the second house gave us the down payment we needed to later buy a 27-unit apartment building so things did not work out all bad - there is a silver lining to this particular cloud!

And this strategy will allow you to possibly obtain a property at a good deal.Another strategy is to do your own work-out, modify the note and allow the borrower to stay in the property with additional interest or fees that are not preditory in nature.

If someone finds and deal that works for me, I'm more than happy to pay a couple grand above what I could otherwise find it for as long as the number work out.

Tenants like this seem never to work out.

Our company is much more hands on with intense marketing campaigns and on site auctions rather than the large auditorium or ballroom type.