I have little over 100k in an IRA from previous employer.

Are you printing standard envelopes #10 etc or do you print any heavier weight or custom size envelopes?

I agree with @Jonathan Greene in terms of having a specific buy box - size, condition, and type of properties you wish to focus on.

I know long time right but I would go to real estate events, REIA meetings so on and so forth, but they wouldn't give you all the information needed only bite sizes so you could purchase their costly programs.

They don't care about the cash-flow, The write-off's are profitable and there looking at the out-sized equitable gains. 

For both the applicant(s) and a co-signer, you want to understand their habits...financial, employment, legal, character, etc., as Bad habits in one area typically carry over to other areas, and will land you a poor Tenant (or co-signer) choice.

Felt like I was speaking with a virtual assistant backed by AI.He estimated my re-roof would be half the size at double the rate quotes I got from everybody else... truly amateur hour for somebody that claimed to have done hundreds of these.I also was never able to find more than 5 property records tied to his name or to related LLCs.

First of all I put my acceptance criteria clearly in the ad: minimum credit score (enter X amount, 620 is what I use),income 2-3x rent, good rental history, references, no evictions, acceptance dependent upon background check and employment verification, pet policy, desired lease term, etc. so that people will hopefully read that and not come to the open house if they know they won’t qualify.

I am having a hard time verifying military employment and pay.

I'd also factor in your market size.