My immediate thought is direct mail marketing but want to see if there are better ideas or tips for creating an effective DM marketing strategy.

Property X:Cost of Leverage - $380All associated Real Estate costs to maintain a valid investment - X (we'll say $600 because BPers say half of rent will be operating costs)Cash Flow - $220Rent needs to be at $1220 (also the market needs to allow for this to be the going rate)If all these things are in place then its a definite property for the portfolio.  

The greatest effect of this law will be that now, anyone that buys a tax property will have to hire an attorney.

Other all what are y'alls opinion on the effect of image on real estate sales?

I knew there would be additional costs (and testing) associated with getting and maintaining your license and that you are required to join a brokerage, etc. 

I have been getting advice to keep the dropped ceiling to maintain easy access to those.

The best advice I can personally give you would be to make sure whatever property you purchase is in good condition, stays maintained, and that your tenants are being handled accordingly.

. ;-) Thank you again for sharing your story, and congrats for doing something that may not have been “the popular choice,” but without-a-doubt was the fastest and most effective.

The credit score is not as important, as commercial loans evaluate the property to see if it can maintain loan payment on its own and be profitable under normal conditions. 

We would like to focus more on buy and hold single families and multi families in the near future while maintaining our income with the spec houses.