It is often time consuming and expensive - all while the land is usually producing zero cash flow.

I've been able to purchase them well below market value and modestly rehab the units to produce top rents.

Keller says if you keep the pedal to the medal in your lead generation model you will continue to produce even when the market shifts.

We think past next Friday.Here I need a .8-1% producer.  

In my opinion a place that needs that much work better produce a huge return.  

@Michelle Romano, Imagine the surprise of the IRS field agent when they ask for the address of the rental unit that is producing the income you've properly reported on your schedule E  - And it's the same address as the house you're "living in" (per se)!!!  

One very passive investment strategy I favor these days and that is producing very nice returns involves investing in portfolios of 10 SFR at a time, co-owned with the managers.  

Hinrichs did 14 million in sales in 2016  LOL on 44 transactions. that made her number one in her office and probably top 25 in our market place I suspect we have some 100 million producers in our market I have not checked.  

I chose Apartment rentals and Property Management, and while it took some time, it's started to produce other business (investors) who have found me via those channels.Best of luck to you!

A mailing will not produce positive results with many, maybe most, private lenders.