We go door to door to deliver community newsletters, make detector batteries, surplus food (we have access to eggs and produce).  

Now looking to get a second house purely for airbnb as way more profitable.

If you were paying close attention to most of the responses, you'll understand that paying out $3k+ for such a "secret system" should be seen as pure nonsense.

., etc.Asking sellers questions is purely for entertainment purposes and to show that I'm interested.

This is purely a speculation move.

Just keep in mind that from a purely ethical standpoint, it sounds like you violated the contract you willingly signed and the stated penalty is loss of your EM.

A strategy that makes sense to me is buy on sub 2 and lease long term until the dust settles.Renting on lease and a pure option without the option being a financing device (no rent credits) is a possibility.

If you've done it well/done it right, the time commitment is probably 1/10 of the time commitment of a typical W2, but the idea that 99% of people are going to have a totally passive portfolio that runs itself while they drink Appletinis on the beach is pure fantasy.

The IRR, has its issues -- especially when talking about negative cash flow situations that may generate multiple IRRs but that is digressing from the point.The purely cash flow oriented investor, typically invest to generate passive positive income -- usually monthly.

Instead of focusing on pure volume of direct mail, you can be very successful by focusing on the best return of each motivated seller you are able to turn into a deal.HINT:  Find the market that is not being addressed within a niche, and focus on turning over those rocks to find the gems!