We knew we wanted to do multifamily for the economies of scale and to grow as quickly as we could to escape the rat race.We also did a yellow letter campaign, sent about 60-80 letters and got around 30 calls, it was a great response rate. we used hand written letters and brightly colored envelops, they looked like an invitation.  

There are numerous resources online to find templates, ideas, things to add, and how to delivery them to your tenant.

There are numerous resources online to find templates, ideas, things to add, and how to delivery them to your tenant.

On the other hand, doing nothing meant taking a big chance on the integrity of an existing roof covering—a roof covering that had already exceeded its statistical life cycle in sustaining numerous repairs along the way—to make it through the Winter ahead and protect inventory inside the building against water damage due to a roof leak.

I'm a little hesitant on inviting him to live with me while a remodel would take place, due to he having a dog and girlfriend, so a Duplex might be the only option if I agree to this.

Cons = Some people may be reluctant to use due to the cost (as evidenced by the numerous posts on BP that really should be directed to attorneys or CPA's yet get posted on a public forum instead). 

Hey frank : I will definitely keep you posted.Thanks for the invite!

Here are some thoughts:Rent minus PITI is a long ways from actual projected cash flow as there are numerous other expenses.The fact that you meet the primary residence qualification to avoid taxes on gains must weigh into any decision.Retail SFR in San Diego do not cash flow at purchase. 

Going over the numerous posts on BP will certainly help to find both sides: the investors and the sponsors in order to start networking as @Mike Dymski advised.

Find Ned Carey , and invite him to lunch or coffee and pick his brain.