I have been doing direct mail for s while in house but soon will use a mail house to handle since my numbers are rising direct marketing works especially a good distress property list.

I was considering turnkey properties because they're lower maintenance on the landlord's part, as I'd live in another state and have a prop mgmt company handle the prop.

The challenge is figuring out which ones work for your targets.These days you can get an MLS listing with minimal (read none) service which is still the 800 pound gorilla for retail real estate when selling or leasing.

The PM handled the light remodel and upgrades (mostly cosmetic to get rent ready).

Hello Ana,I'm Brandon from RE/MAX in Huntington Beach,CA and we're together in the same boat.I got my license in June and have taken all the basic sales training the brokerage offers but,it's truly a struggle to get started in this business saturated by both new and long time experienced money making agents.I felt the same way about feeling unprepared and still do to a certain extent but,I am working through my jitters with the help of experienced mentors.I got my first listing from a family friend who had a friend with a house that needed remodeling and repairs.I was in no way ready to handle a transaction alone so my mentor took me by the hand and lead me through every step of the way with an ease an confidence to her that she developed over time and many sales.We sold it on the MLS and had 20 offers from investors and let me tell you it was exciting to be part of it.

And then I was thinking of handling it like a short sale.

Somehow, my cousin is convinced that if something worse were to happen to his parents (they are 90 and 88 yrs old with increasingly challenging health issues), and they would to be cared for in a nursing home, that the state of NJ would step in and claim all the assets to "pay" for their care.  

On top of that, I have extensive flipping knowledge and can handle almost any renovation.

It was challenging and exhausting but it was done and the house passed all the inspections.

Sounds like deals have been more challenging to come by.