Lately I've been doing flat fee commissions on property or very low commissions with very generous agents bonuses at closing.

Not as of late.

Letter one goes out for the first 6-7 business days (ideally these are to the 30 day lates).Letter two goes out for the next 8-15 days (ideally they are 60 day lates)Letter three goes out over 16-23 days, and then I wait for my new leads to come in.

I see your point about the CDs but what if the 7% CD would come with the risk of late payments or not paying at all.

Alright so I got taken and I am really in a panic I am down to two months left to get a refinance so I can get some of my cash back out to pay for my home .. two weeks ago I was expecting to have finished up a drawn out rehab..

I have seen alot of info coming out lately saying its the best way to invest.

Lawmakers may be setting a precedent that inspires thousands of more late payments.

The returns are good news b/c now I can cross off those bad addresses from my list.2) I have gotten 2 responders (actually talked to me) so far out of about 300 mailed letters, and generally higher call volume calling my recorded message (can't prove it's from my letters, but likely given the timing).3) My letter was brief (one page) and highlighted the pain points for tired landlords (vacancies, repairs, late payments, expenses, etc.)Still not yet getting motivated sellers calling me, but at least I'm getting a few calls.

So i figure i'll finish school in the next 2-3 years and start trying to get deeper into investing after that.

I got my real estate license about 5 years ago and I'll should finish up my broker's license in a few months.I look forward to learning more about real estate investing, and seems that there is a great number of people to learn from.