After 8 months of advertising with lead generation cards and posting "Land for Sale" signs I now have about $10,000,000 worth of land under listing contract and I have sold 4 properties. 

Hi Everyone, I'll be sending my first mail campaign to owners in the pre-foreclosure phase.

I am starting a new Direct Mail Campaign.Based on the designs I have seen on vistaprint or any other website, there is no return address place on the large postcard. Most of the place is occupied with the printing of ...

That is only if you are advertising for lenders.

I just started my first mail campaign and I'm nervous that people will call me with complaints demanding to be taken off my mailing list or the fact that people may not call me at all.

Free and clear from DM absentee out of state campaign.

My OFF Market means the property was once listed/under contract and advertised by a licensed RE Agent, the property did not sell, and the owner took it from this Licensed Agent.

@Gregory Van Heest  first off don't advertise this on a site like this your going to get all sorts of PM's from who knows who.second.. talk with experts in the industry... there are many options.1. is to find a very good syndicator and do a few of their deals.2. invest in quality reits so you have liquidity.3.

It looks like Direct Mailing Campaigns are beginning next week!

You most certainly can sell the building before it is stabilized, but buyers will discount the validity of the buildings performance.So, to figure out the {potential} value of the building you need to:1) Determine your revenue:determine what is the market rent for each unit type in the building and calculate your scheduled rent;determine the market vacancy for the area (for each unit type) and calculate your anticipated physical vacancy;Subtract the second from the first above and you have your {projected} effective gross revenue;2) Determine your total operating expenses:These include: property tax, insurance, yard maintenance / snow removal, electricity (house metre), oil/gas (if common heat); water/sewer, garbage collection; janitorial service; maintenance (10% of effective gross revenue); Property Management (7-10% of effective gross revenue); advertising, accounting & administration, etc.3) Calculate your Net Operating Income (NOI): Effective Gross Revenue - Total Operating Expenses4) Now you need to determine/learn the price being paid for similar (i.e. same class of building) cash flows in the local area.