Is there a mid-range quality option I can buy elsewhere?

Mid-Late 90's I believe, or that's about when I found that a contract-for-deed/land contract was not doable in Texas.

I've been looking for a PM and I'm going to interview two more in mid January.

So it's impact on real estate financing will be zero in the near to mid term.

(I used to do email marketing and website conversion optimization) Negotiation is a pretty good one of mine too.Again I am not an expert in direct mail at all but I think without any distress and not even being absentee you probably will need a MUCH bigger list to hit a meaningful number of leads.I actually agree with you that you never know and if you are in front of them (And I will guess few if anyone else is hitting those mid level equity owner occupants) you might get some deals eventually.If you are taking this route you might want to look into EDDM from the USPS.

I pay about 250.00 a month for a mid-level policy that I have been pleased with.

I have about $8,000 in cash, and should be approved for a low to mid $200,000 price range loan, even though I'm not going to purchase one cose to that range, as this will be my first " Flip ".

The rural areas works very well for us due to the availability of land and the ability to readily create sales volume without the need to hunt down rehab deals constantly in the (sub)urban areas (though we expect to continue with that as well).We plan to begin construction of two homes in mid-January, and all indications suggest that we will have buyers already in place.

Here are a few links to some DC ones, as well as the Mid-Atlantic REIA.

Even if you get stuck mid deal this is the easiest to get the answer (here on BP for example)If you know how to do a deal you still need to know whether it is worth doing.