A good probate direct mail campaign can have a 5% response rate (the typical response rate is 1%) and remember, you're not the only one mailing to them.

Lot size in acres & sqftPrevious use and/or types of structures previously on the lotIs there a Phase 1 environmental  (if applicable)Any deed restrictions and/or HOA covenants Setback requirements (if you can get them from the City) - this is more icing on the cake.

Now we have a ton of extra capital freed up, free to invest with no penalties or restrictions, which generates tax free cash flow that we can use on whatever we want NOW.My parents just turned 60 and are starting to withdraw from their retirement accounts.

You do have a recommendation above and it gets good references here on BP since they do write nationally...but they do have some restrictions. 

As far as I understand, if you have fewer than 4 units, you're not subject to restrictions on raising rents.

 The real question is why are you investing in a place with such ridiculous rules and restrictions like DC.  

Check your local town regulations if there are any restrictions on number of people in the home etc.Money wise you really just need to read this site and others about the financial aspects. 

California tends to have more laws on the books and requirements and restrictions that it can be a good idea to form a CA LLC for out of state property so that you as a CA resident are covered, and to try to have your contracts fall under the purview of CA courts.

We have a robust cold calling campaign and post card campaign. 

There are no prepayment penalties and no restrictions on what you can do with the proceeds of the 401k loan.