ALL of our properties are sold to investors who don't want the mess or the risk associated with rehabs...especially from a distance. 

All related.The first text read "Hi Jack this is XXXXX (name redacted to avoid publicly calling anyone out- but I am available for offline communication if you require more data) we just got your inquiry about 1866 DANVILLE RD (it was in caps- I assume an automated system inputs the address) Are you going to be available in the next 10 minutes for a call?" 

I bought it extremely cheap for cash but it’s a 3 bed 1 bath shell and needs a complete rehab.

I can pull up absentee owners, cash deals recently closed, and other types units however I only see addresses of the owners and no phone info. 

But i prefer to find someone I don't have any reservations renting to.As far as addressing the issue that you were working to get him moved in.

Rehab costs will be harder if you are not seeing the inside of the property.

Some of the rehab numbers I have priced directly and others are based on a wholesaler estimate (I have inflated those based on personal knowledge).

I know this topic has a lot of forum questions dedicated to it already, but my go-to resources direct mail list resources seem to be set-up differently then in the past.I have used Reonomy and List Source previously for direct mail leads with good enough results that I'd use them again, however Reonomy has just recently been forcing an annual contract instead of monthly which is WAY too costly for what I need, and List Source has split up the commercial properties list differently then the last time I used them and almost all of them are listed in "Commercial: miscellaneous" with every other property types, and I have tried filtering differently with no positive results.My goal is to get "true ownership information"(Names, Addresses, Phone Numbers of people who own LLCs & INCs), but for now this is a one time thing, so I don't need an annual contract, and I don't want to pay thousands for Co-Star for an entire year or something.I do have TLO, however pulling multiple owner's information is very time consuming, so I'd like to do this only for a few select properties.Long story short, I'd settle for any ownership information whether it's company data or not, but I'd like to do a one time deal and get 500-1000 leads.

Take 3-4 weeks to close on a loan, 1-3 weeks to rehab and have it ready to lease or rent puts you right in that Feb-May or June sweet spot. 

Rehab work is estimated at $25k and HOA is $390K.