We sent about 1000 letters and we hand wrote a lot of them.We had 2 responses.I came to the conclusion unless you're doing the things @Marty Boardman recommended or more you're wasting your time.

In Jan, we drove down with a fully loaded trailer & setup the house.

Don't waste your time and others are larger size deals. 

I am a broker in Ohio, live in Austin, and have loads of experience in Airbnb, STR, BRRR, fix-and-flips.

Why waste money and time (both your time and the sellers' time) on a direct mail campaign/lead follow up if you don't know what your next steps are after someone "agrees to sell"?

You could call and see if they would sign a cancellation before going through that so you don't waste their time.

I would say the best way to start off is by learning how to manage your time relative to potential clients, meaning, don't waste your time on clients that aren't serious or chase clients that don't seem too interested.

@Jerryll Noorden is a solid reference point so you don't waste too much money and time sending mailers out.besides that, what exactly are you looking for?

In that case, you install a giant (2500 - 5,000) gallon buried tank to hold all waste water and sewage. 

Don't waste your money on a course.