One out of five offers get accepted.I do offer 90% on off market deals (except for trash houses where ask price is ridiculous).  

With my current tenant, and all my previous tenants, they have a 5-day grace period and after that it is $25 for every five days they are late. 

Also, I've found there are a lot more costs involved in vacation rentals than you might think such as supplies, maintenance( people do not treat your home like you do) utilities, advertising, credit card charges, etc.  

The 121 Exclusion is available to those people who own and live in a property as their primary residence for at least two out of the last five years.

You'd have to triple your money on that $5,000 you're losing on their offer to match mine in five years!

Account Closed Hopefully I can get the line of credit Mike is talking about would you know of any other ways to leverage these homes ( They're five 60k homes  w/ $200.00 monthly cash flow)

As for results, well, it's been sad.Driving for Dollars294 letters sent out, which included our marketing business card. 1 mistake call, and I believe two visits to our website.

@Joe Villeneuve  my credit is admittedly bad, 660. this is not because of bad spending habits but because i took bad advise on how to build credit last year and opened four cards simultaneously and haven't used them enough to help my credit rating.

I'd say the risk of investing is much higher than traditional conduits, but that risk is simply offset by the amounts placed at risk, you won't be getting into the secondary bond market with a hundred or five hundred bucks.

Sure, there's a lot of similarities between proposing a sandwich shop business or proposing a real estate company, but the way to grow and expand a sandwich shop is relatively easy to grasp onto, whereas real estate for many people is more difficult to comprehend - partly because there isn't a "trending sandwich market" in the same sense that there is a "housing market" and also partly because despite the fact that many other businesses equally rely on loans and leverage, real estate quite honestly is probably a more debt heavy business than other small business ideas and a lot of people still have a lot of fear regarding these collateralized house of cards that fell apart during 2007-2008 housing crisis.Now, that's the reason I think many of the people I talk to have so many apprehensions, so I basically take those apprehensions and in a more concise manner than what I just did, basically explain to them that housing is a service, just like any other service and it's something that people are willing to/have to pay for.