@Corey Kenney The most important aspect of direct mails is answering the phone when they call and follow up and follow through. 

I'm not really sure how this aspect works as I assumed creditors worked directly with the non-performing debtors to attempt to establish a new obligation to get the debtor reperforming.

The owner occupied aspect of notes is what gave me concern, but I believe my concerns may simply be overstated, and are generally resolved in commercial notes.

I can address more specifically described property types with basic goals.....are you speculating, want existing buildings or build to suit, any owner occupied aspect, any specific industry, long term hold or what?

I was just listening to J Scott's podcast on show 10, I believe, and he has a "Project Manager" who handles that whole aspect... contracting, crews, material, time line etc.. the best part about this form of his business relationship with his Project Manager is that he is paid a percentage of the profit that Scott makes, whereas contractors generally make more money the more work they do, his guy makes more money when Scott makes and saves more money. 

Hope this information helps, I would be happy to help you out in finding an investment property in this area if you would like to set up a strategic planning session to find the right property for you and your partners needs over the phone or better yet in person if you are in the area.Thanks

I am looking at the aspect of eliminating debt though.

It boosts the investor cash flow but also allows them to excuse all the aspects of management that are less desirable for those without systems and a team in place (ie. rent collection, leasing, bookkeeping/accounting, maintenance management, 24/7 emergency services, compliance, new laws, etc.) 

I'm very interested in the LLC aspect.

Here are some statistics and news articles that expand upon it:http://www.bizjournals.com/sacramento/news/2016/01/22/sacramento-job-growth-outperforms-state-totals.htmlhttp://www.capradio.org/articles/2016/11/18/government-leads-sacramentos-october-job-growthProbably the most interesting aspect of the local job market is whether or not the tech industry will catch on here as the city's new leadership is hoping:http://www.kcra.com/article/new-tech-startup-to-bring-dozens-of-new-jobs-to-sacramento/6430255If we can lure enough start-ups here by giving them free money to help their business and showing them that their employees will come here to stay and not just establish themselves and leave like they do in San Francisco, we'll really have something.