This is what I wanted and I think you've all provided a lot of great insight to all the BP readers......and best of all, not one "loan to own" comment.

I also plan to mail in this order Yellow letter, post card, zip letter, post card, yellow letter and yellow letter.

@Claire Trammell I sent cards yesterday based on 40-50% equity.

If it's in excellent condition you can expect to pay a six cap, if it's not then maybe a nine or a ten is in the cards.

Thanks guysExample some of my expensesauto ( fees, gas, parking, repairs )Bank feesEquipment rentalInsurances ( fire, renters, other )LicensesLoan interestoffice suppliespayroll expensespostageprintingAdvertismentproperty taxesRepairs ( general, major, other, vacancy )utilities ( sewer,water, pg&e, cable, garbage, internet, cell phone, vacancy )Services ( alarm, property management )Credit card debitDepreciation %

The criteria will vary from lender to lender and even from month to month if the market is changing.The reason I mention credit boards as they can recommend the Credit cards that are easiest to get.

Now decuct any payments that would appear on your credit (car payment, student loan, credit card min payment).

I have attached copies of the tax bills we paid on your behalf for readers to do their own investigations. 

You can even make some contacts with the people that leave their business cards up.

We moved her in last Thanksgiving time and she is the ONLY tenant that has ever sent me a Christmas card.