I ask because my local network at the moment is somewhat lacking.

Would anyone in Dallas sending direct mail be willing to share their success or lack there of?

One of the things that has held me back has been some of the overwhelmingly negative feedback I receive from investors re: the lack of control that you have with property managers.

It's not super pretty, and it has been a work in progress for a while now, but the thing I really like is I know how it's working so if I need to add a variable later, I can.COC (Cash-on-Cash) return is something I use to evaluate a deal compared to other deals, using my financing assuptions.Whereas CAP rate allows you to compare apples to apples in terms of multiple investors and multiple properties, COC allows you to measurably compare your specific financing to multiple properties.In other words, COC allows you to evaluate the return on your actual cash you're going to invest.You find COC with the following simplified equation:RENT - EXPENSES(Taxes, Insurance, Repairs, Utilities, Vacancy...etc) - DEBT SERVICE = COCHope this helps!

So I was thinking of having them be for lack of a better word figure heads and I could be the brains behind the operation.

@Denisse Salinas If you have not already discovered it, Bigger Pockets has a great wholesaling calculator located here: http://www.biggerpockets.com/wholesaling-calculato...If you are wholesaling, commit to marketing and don't get discouraged by a lack of responses early on.

and generally mid west shops are cheaper than west coast.. just make sure you compare apples to apples.. and get what you need.1. wind and hail2. what happens when my property is vacant for two months or more3. vandalism and theft.. what happens and whats the deductible when someone steals my condenser unit or breaks in and steals all my appliances water heater and copper.those types of things you want to know up front as your buying in a area that will that any of the above could happen to you...

Ok, I must apologize for the lack of follow up.

This has put a burden on those with fixed incomes, low paying jobs due to lack of education, etc.

Many of the calls come from prospects who want top dollar for their properties are therefore lack true motivation to offer a great deal.