Little falls is a small town and they have a big complex at the falls and a big apartment complex next to that, also some areas are prone to flooding, so you need to be careful there.

If I was hired to collect 28 units each month that is a full time job for some property manager and a handy person.

All I need is a letter stating: Ashley is approved to offer cash up to x amount and a quick close on property 123 Main Street.

It is always best to include a website and a local phone number on the postcards as well to maximize your responses.

When you do highly urban or even urban, they're off at least 20% and as much as 35% in my opinion.

Hey @John Michael Rico,  not to sound rude but if you "think it's 4 units" then you definitely need to get a competent contractor out there to help provide comments and a quote for you.

Then you just jumped in- reached out to inspectors and a GC and made a flip happen?

Had some cash saved up from working a full-time job in logistics and a part-time job teaching tennis, and bought a fixer-upper for $29,000 with a tenant in place at $700 (sounds like the $30,000 pig, right?)

For you first larger multi-family property, I would focus on areas that have proved to have rent stability, overall low capital improvement requirements, and a record of property appreciation over simply going for a property that gives you the largest forecast returns.  

So far we have filled one unit with two tenants that meet all requirements, and a second where the husband had a credit score slightly below 600 but the wife had a credit score of 700+ and income was well over the 3x criteria.