Does anyone have experience with direct mail marketing as both a Realtor and Investor? 

They take more time, energy, stress and definitely more capital. 

Quite often I see the seller requiring some type of downpayment, with interest only payments (usually higher than market rates) for X years, with a balloon payment due at the end of the term. 

If you had a bit more capital, say $80,000 - $100,000, you could start doing BRRRR's in markets like Detroit (this is what I do).

I have analyzed a few deals in the current market, but I have not been able to find a single one that will produce a decent cashflow. 

We find flip deals in the Reno, NV area that are on market and you can sometimes even have inspections done.

Considering them for a hard money loan on a flip.  I've seen some less than favorable experiences posted 3 - 5 years ago.  Wondering if anyone has recent experience with them.  Thanks!

We knew at the price the house would cash flow, then the house market went crazy and rental prices went up tremendously.

It will still be a period of time before rates start to come down further and it will take months before it is felt on the for sale market.

I think the AirBnB plan is very interesting and while I don't know Warren's market specifically, I will say that I could see the uniqueness turning some eyes to it.