The conversation about leverage shouldn't be brushed over.Positively leveraging an asset is much different than negatively leveraging that asset.Also, you need to factor in how much leverage you have with respect to how big your reserves are.Being 52 means you're half way home, I doesn't mean you're close to retirement.... or that you need to play it safe.

., as usual.

Advantages of syndicationMuch higher ROI to GP: They usually invest in the deal, so the ROI based on their fees is much higher than the ROI you would receive by purchasing a 20 unit with your own capital)Ability to acquire larger propertiesCons (sort of) of syndication Higher barrier of entry: need enough experience and track record for others to trust you with their moneyMore responsibility: you are using other people's money, and not just your own capital

Usually houses in that area with the same Sq footage go around  $155,000 to $165,000 And that’s what I’m trying to get out of it. 

The cost is usually a fraction of google PPC.Direct mail has a longer turn around time, does not really have the "spontaneous-ness" of PPC, but when someone does reach out they are typically more qualified and tend to take action. 

With that said,  I always give a heads up, usually a quick text if I am going to do anything besides lawn care. 

@Aditya Maini If you have to take out a personal loan and the payment on that would zero out your cash flow, then that's a negative return on investment.

You can offer a lower price, but it's usually already discounted 10%-20% or more.

I've seen them show negative ROI's on properties marketed on their site!

Private flood insurance options are usually written through a Lloyds of London Flood Insurance syndicate.