Matt nailed it.

ONLY postcards NO letters.No mailing list to buy, but no names or addresses on the postcard either.When the post office first came out with this, the list industry thought that this was the nail on the coffin after email.

I have nailed down a 63 unit mobile home park with excellent cap rate to purchase and have a letter of intent with the owner with a purchase price of $750,000.  

We now use Buildium to manage several hundred doors, and it works fine for us--this is not a plug for them--there are many accounting programs on the market that will present a professional and polished picture to whomever is involved.Your point is well taken -- this is a business and needs a professional touch in every aspect possible. 

Bart, you pretty much nailed my flip trepidations, over budget, and taking too much time.

Joe hit the nail on the head!

Jeongmin,A couple of posts here really nailed it in regards to capital gains taxation vs ordinary income.

I agree that FB ads may be a good idea and Jake nailed it with the wait and see approach.

I found that when the appliance hits it's natural expiration date, it made more sense to just replace the appliance instead of repeatedly calling the warranty, who will fight you tooth and nail to NOT replace the appliance.

If the tenant is full of BS, they might also be the type of person who will fight you tooth and nail, only to trash your place and then disappear on you.