I'm assuming you're mailing to high equity, absentee when I said wait 3 months before mailing calling.Protip: One of the biggest failures for people is the lack of good follow-up or lack of CRM.Just because a deal isn't a deal now, doesn't mean the relationship you established is not important.

It would be interesting to tell us how you established those 23 insurance relations? 

We haven't had any tenant who didn't smoke inside once the weather got bad, no matter what they promised at the start.Also, people who smoke have a greater likelihood of taking up other addictive habits as well.... drugs, gambling, etc.Here's a copy of our No-Smoking policy, which has worked well for us:NO-SMOKING POLICY.Tenant acknowledges the premises are designated as smoke-free and agrees not to smoke and will not allow any of their family or guests to smoke on the premises, either inside the unit or outside on adjoining grounds.Tenant agrees to abide by this no-smoking policy.This includes smoking tobacco, marijuana, any other substance, and vaping.

Location will dictate a lot as well on what type of business you can attract, busy street maybe a retail establishment, a more secluded area maybe market as a business office.

Not doing due diligence when buying, establishing rent amount, raising rent and screening tenants.

Many times the land developers and brokers establish a rapport with a particular bank ensuring that the clients they refer get certain benefits.

Now being a bit wiser, we had established our own criteria for the occasional gap funding request that comes our way that is coincidentally in keeping with some of the LTV suggestions above.  

"Kennel" means any establishment in which five or more canines, felines, or hybrids of either are kept for the purpose of breeding, hunting, training, renting, buying, boarding, selling, or showing.Definitely time to change your lease for the future and add a pet clause.

Establishing a local broker relationship and targeting specific properties with him/her increases your odds of success exponentially.  

Trying to have a policy at the 80% mark will likely get you into a problem in the even of a claim as the company will likely try to establish your position as being co-insured based on the then, present values.