I'm looking to try direct mail and I was curious if I could get some honest criticism on the content of my letters.

Just like @Henry Clark , the numbers work but I think I am just going to move on to the next opportunity.

I've found some lenders that will go up to 80% sometimes, but I think your best bet might be a government-backed loan if you want such a high LTV ratio.

That said I am very particular when I choose tenants, so I think that helps give me piece of mind as well. 

If the seller is open to seller financing, I was thinking of putting in a full price offer with 10% down and maybe terms of 30 years with 4% interest rate.  

I am thinking that can be offset by increasing rent periodically at the same rate.

I think that regular rehabs are much easier.  

@Tristan Gardner it is the lenders legal obligatin to give you a statement (i think it is an IRs 1099 interest) of how much interest you have paid each year. 

 I think changing from a “don’t rock the boat, keep rents stable for ‘good tenants’ ” mindset to a Vacancies aren’t the worst thing on the planet mindset as paid off in spades.

One of the best things about the Pandemic was it forced sellers, buyers, lawyers, and title companies,... that were stuck in the past thinking everything had to be face-to-face, to modernize so you can sit at your pool and close