@Ryan PhillipsI think you're idea is more likely to work in a competitive market like San Diego, than the boonies but really it depends on what the bottleneck is for a given area.

I'm also looking to add to my rental portfolio, I like the idea of going after short sales to avoid cash buyer competition though i've heard from many its a huge pain 

Prices have come up a lot and there's more competition here now but prices still remain low with high cash flow.

Make your mailer look different than your competition if you want to stand out.

All very competitively priced to market rates.Beyond that, there are lenders offering programs based on your cash flow into your bank account for people who are self-employed but cannot really document a couple years of it.

Dupage, lake and Kane border on some ridiculous levels.Even as you venture into the suburbs, I can tell you from experience that competition is still pretty stiff.

Good, clear photos in the ad.I use Craigslist and Zillow (which crosspots to other sites like HotPads).Besides good photos, having a competitive rent and clean, move-in ready unit is all you really need.

I am doing some direct marketing but not having a lot of success and of course the MLS is too competitive to work.

I don't mean any disrespect but I am assuming it was significantly lower than the competition in order to try to justify a $3,000 up front fee...?

I haven't been to Fulton County because the competition is fierce.