Run your mailings for 3 to 4 months before giving up, some studies show that a consumer needs to see your name at least 6 times for it to register as someone they know.And don't look for huge numbers if you're converting 1% you're doing exceptionally well.

It is usually a modest fee and easier then getting some additional internet based company to do it as an extra party to the transaction(s).

pretty much par for the course over the years of landlording my only comment was you trying to garnish his wages.. that's time consuming and not always worth the effort. and many times rarely worth the effort.. next tenant will probably be better.

@Ron K. if it is likely that the average consumer would look at your marketing and be mislead with regard to your business purpose or offering then it is a risk. 

That's with another investor too, any tenant occupant will be a consumer transaction subject to Dodd-Frank and you're not selling your principal residence you're selling inventory as an investor/dealer.  

For me, it was that I didn't have much cash on hand at the beginning to invest for only modest results so I needed to be really conscious about how much cash I kept in a deal.

I'll have to keep a closer eye on them now.I will say that when I was managing them myself, my gains were significantly higher.It was far from passive though and just too time consuming without enough benefit for me personally.

You may want to also pull out statistics in project cancellation/project shutdown due among other things, State induced strict compliance to the letter, contractor's compliance and liability costs (biggest reason why significant California contractors are put out of business aside from tight competition), it's just next to impossible to earn contractor wages based on economic conditions (that being current prevailing economic depressed consumer wages cannot support re-construction costs or that wages to property modification ratios is not sustainable in long term basis), indicators, and indices (unit labor ratios, material integrity and application ratios, Local, State, and Federal (labor, occupational hazard, environmental) compliance costs, and certain and uncertain risk factors.

Avoid o/o residential and/or consumer purpose residential and 80% of the legal issues go away (for non o/o , non consumer purpose residential).

In fact, you should get more favorable prices with these contractors, vs those who are used to doing high end specialty work for the average consumer.2.