If you up for a little drive, I'll be hosting a meetup in Longmont this Friday.

Is my only option now to do drive buy and knock on doors to find a deal or do direct mailers and spend thousands on a list that may have been sold multiple times over?

I'd prefer to invest closer to home, where I can drive and see the property before buying and make ongoing maintenance easier and all that.

Pricing materials, calling/meeting subs, multiple site visits, Etc....I used to drive by and throw out a rough price, but that was only within 10-20% of reality.

We dont really have any war zones IMO -- not compared to crapholes like New Orleans, the nastiness of downtown San Diego or some bad places in KC, Las Vegas etc.Just dont buy in Hilltop, or Planview if you know what's good for you - come visit the city - walk the neighborhoods, drive them etc and you can get a feel - Sunday afternoon Saturday evening you can get a good feel for what is going on in a neighborhood. 

As such if you are the type of management company that knows your value and how your operations and marketing are what is really driving the revenue then you should be able to charge much higher "fees" because you add value to make the higher levels of revenue possible with your ongoing operations and service.

I will miss Doc's drive in.

Are there markets within driving distance that you're interested in? 

Part of my trip I will be taking in as much of the market as I can, we will be driving so I am just trying to gain as much knowledge as possible. 

Before this, he was driving to my house dropping off three postal orders each month, that is when he had the money, as each money order is limited to $1,000 and he paid fees for 3 of them.