I thought that I might have a good chance catching their interest with a handwritten letter and the fact that I am a local, born and raised in this town, that I am young and starting out, that we could work out a deal without them having to go through the hassle of listing the property. 

Here's what my PM does for me:1 - Fills vacancies2 - Handles the advertising3 - Does the interviewing including background checks, credit checks, rental histories, income verification, NSF check research, etc...4 - Does the inspections5 - Does the walkthru before and after6 - Guarantees the first 6 months of a tenant they placed, or they refill the property at their cost7 - Handles all problems, including maintenance...with no markup charges8 - Handles all incoming calls and emails, so the tenant has no idea who we are9 - Contacts, and extends lease at no extra charge to us10 - Knows market, so gets us the highest possible rents11 - 35 years of experience as a full time PM service12 - Will garnish wages if needed13 - Handles entire eviction process (keeping us up to date), from beginning of letters of notice to court....to eviction.  

Does their 30 day notice start the day I send letter or does it have to be from the 1st of month?

Then after I did that, I needed to sort the letters carefully to ensure the correct letter matched the right envelope.

Reviews seemed fake.. 200 letters 80 calls.. yeah right

What to say in my letter to get a good response from my mailers?

I assume I need to served as registered letter.

Read through court documents, learned the system, got the leads, printed the letters, stuffed and stamped them.

I have two other properties that have $100,000 in equity in them total, but that equity doesn't represent much more than about 30% and 40% respectively of the value of the home.There's also a COLLATERAL BALLOON option that I'm not familiar with but will talk with my banker about tomorrow.Really looking for creative ideas here while I rebuild my dry powder in cash and then start aggressively paying down these loans for the rentals I currently have and would like to add to my portfolio.

In commercial, there is no "pre approval", what there is is a LOI, or letter of intent, but you need property and performance information before.