We recently put out a free REI marketing video on the importance of touching your prospects multiple times: Also, with a monthly budget of $1,000, I'd start by seeing if there are 2,000 absentee owners with more than 50% in your market - if so, get that list and hit them monthly at a cost of 50 cents or less per recipient per month.

Just Google mail merge and you get a ton of web pages and videos showing how to do it.

As of now, I do not submit offers unless i plan on purchasing myself.

I can't wait for the decks to go up so we can make some videos of the scenery.

Here is a nice in depth video demonstrating its operation.

Most states require that the agent submit any offers to the seller for review even if they think the offer not very good.If you're looking to get a deal on the property it might be worth talking to the listing agent about an offer and possibly having him/her write it up for you.

Monday I will be receiving an estimate for all the masonary work and submitting it to the seller to fix with a lowered price or I'll give them the option of just walking away from the house as is for $65-$70k

A day later, I got word from my agent the offer was accepted.I'd suggest submitting one or more lowball offers on stuff that has been active on the MLS for 180+ days.

My realtor (whom I really like, by the way) tells me that it would be very difficult to get each seller to produce the swath of paperwork required during the approval period prior to submitting an offer.

Either way, you may find this video helpful for evaluating rental property: