Including the garage may reduce turn over too.

Summer heat is our big energy issue here in TX.

Starting December 1st, they are reducing the owner occupant bid period on FHA insured homes from 30 days to 15 days.

Also, write your letters in such a way to reduce or remove the need to adjust singular/plural, etc.The business cards are a good idea, as is the handwritten envelope.

However, the more I utilize #1, the more systems, processes, management, and energy involvement there is, which ultimately takes the focus off of #2; examples are: managing private lenders, managing rehab projects, managing tenants and seller financing buyers, short sale processes, etc...

They will suck energy from anyone who is unprepared to tackle a professional flake.My job, for starters, is to recognize those people and steer clear of them if at all possible.

I utilized private funds with lump sum principle and interest payment at close of escrow on sale which eliminates mortgage payments, thus reducing the amount of out of pocket cash needed. 4 months is fairly quick for a rehab flip here in CA, especially when rehab is over $50k."

Then, you could do some "rehab" using some of your $50K in stocks to get it to pass an inspection by the bank prior to applying for a mortgage.As far as taxes go, if you become an owner occupant, you might be able to reduce the taxes with some exemptions like homestead.

If you are planning to self managing, having new everything will reduce the number of late night phone calls to fix stuff which in my opinion is the biggest pain starting out.

Well, window are brand new and energy saving. the rest (HVAC, hot water heater, etc. age is unknown perhaps 15 plus years?