for about 5 years now, but eventually they will be right, and if rates jump to 7.5% during that six month period, you will in the end be stuck with the "horrible" 4.75% or 5% interest rate (that is still better than anything your future neighbors will get...).Exactly at the six month mark, you will get bombarded with junk mail from VA IRRRL sweatshops.

You remind of what I said when I first decided to get my license. :) I bet you will quickly find you will either want to go all out and make it a business, or strictly do your own deals. 

Through direct mail I got a hold of a motivated seller of raw land.

She then called me a couple days later saying she had stopped by to check her mail and it looked like someone was living there.What should I do?

The first two could possibly be fixed by learning from a different investor, but even if you're just knocking doors or sending direct mail, five months is a long time to go without randomly running into someone who wants to sell.

I get a decent rate of response from direct mail, but I've actually had great luck gathering leads through door-to-door cold calling.

The police report said the sport goods were delivered and mail notifications were sent to my property.My tenant said she has nothing to do with that.

It should help you find someone local.If you need help in your search or want to verify something don't hesitate to ask.For example: I have clients worldwide and things are just as easy as I e-mail them, talking on the phone.

Treat any time spent on building leads, crafting marketing pieces or executing a direct mail or phone calls, as complete gold and NO ONE can distract you from those income-generating activities (IGAs).4.  

Also... if you have the budget, you can contact them via Facebook ads, mail and phone (or just 2 of those ways).The more touch points you make with your potential client, the better!