My thoughts are based on my experience Selling/Managing Residential Real Estate and my research/observations into the field of Real Estate Investing.If you are interested in Real Estate Investing I would suggest you research the different types of Real Estate Investment types and find the type that matches your budget, experience, goals, risk tolerance and energy requirements (among other self selected criteria).

I am ready to revamp my self-education in this field, learning, reading, and seeking advice from real professionals who have wisdom to offer. 

Of course someone may have painted a room in 1980 with paint bought in 1970, but it's a nice cutoff.I also remember a new EPA rule that went into effect in 2009 or 2010 that requires contractors and repairmen to do cumbersome lead checks on houses built before this date.

But that's for another blog.Thus it's important to run numbers conservatively with built in saftey for when the people move into the brand new A-class buildings increasing our "old" asetts' vacancy for a while only to pick up all the A-class peeps again, once they realize they can't afford those rents anymore, which will in turn have an effect on all rents. 

In my opinion, a track record of success and self confidence make the difference in negotiating favorable terms.

What has been your most effective list criteria for direct mail? 

I work a full time W2 job and self manage 3 sfh and one 4 plex.

Sounds like you are trying to self manage?

What that effectively means is that a NEGATIVE INCOME (read LOSS) on SCH C occurs every year -- A KNOWN RED FLAG.

There are a number of ways to justify your claim, but one of the most effective I've found is to look up similar build and size houses near your property and then look up their tax assessment's on the county website.