We all know that overhead gets passed down to the end consumer, and the big problem I face J., is that I'm competing with Craigslist Hacks that have no continuing education, that have no licenses, that have no insurance, that don't have a trailer full of tools, and are working for $15 per hour.

You can increase the numbers to this particular campaign or maybe try other 1 or 2, I think 2 - 3 fully executed and tracked campaigns its a healthy number.

i was the last person i know to get a cell phone, the last to get a smart phone, the last to sign up for facebook, twitter, linkedin...fortunately, i never did set up a myspace page.not that those aren't great inventions, but i don't like to have my life consumed by gadgets, gizmos, and social websites.with that said, i see the value of maximizing social media in the real estate investing business.

Here is what we did but you may find it tough to find a GC who will work within these parameters & its time consuming but being retired it was just another experience for us.We also went with 2x6 because of the weather up here & it certainly paid off over the last winter.

I found cold calling works better, but it's more time consuming.

Or you could hire them to draw one up.I also found it helpful to read up on landlord tenant and fair housing laws:https://www.oag.state.tx.us/consumer/tenants.shtmlhttp://recenter.tamu.edu/pdf/866.pdfhttp://guides.sll.texas.gov/landlord-tenant-lawThere are specialized books by Nolo press.

Consumers can empower themselves with Facebook and the Internet without getting sued.

That would give you two years of cash flow plus a healthy down payment and a nice chunk at refi.

Consumer protection is paramount.I would appreciate any feedback .Thank you

Obviously, this is all time consuming stuff and you are under a deadline.