I mean, I get that it's all about timing and being the letter in the mailbox when they decide it's time, but it just hit me that I have gotten 0 deals from letters after the 3rd piece.

I know there are several sources out there to obtain lists so who do you guys consider to be the most cost efficient? 

From a cost standpoint a 10 x 30 would be more efficient if you have the space. 

yah when I do direct mail I hit 60-75 homes.

So yea, you right, your cash flow is going to take a hit.

If all the usual factors are against me (high utility bills, bad interest rates, vacancy, etc) then I will make 2K…if the stars align than I might hit 12K in a year.In a completely fabricated example, the below screenshot indicates that I have a 33% chance of having a negative cashflow on an annual basis (small red text at the $0 mark).Models like these are pretty simple to construct.Simulation InstructionsTo get started:1.Install the excel add inI like ModelRisk, it is free but there is also @Risk by Palisade.

In this case you would have to raise more than 25% of the total loan value to hit the 40% down payment on land.Make a quick call to a lender in your area.

What things can I do now to ensure that we are hitting the ground running on this rental property?

here are for real lenders in the space.lendinghome   they do charge 200 bucksLima one   no chargeVisio  no chargeLendingone  No chargepatch of land  no charge.cant say all but most of the on line guys advertising then hitting you with 500 dollar up front fees are scammers out to steal your 500.. go with a reputable company..

Hit a snag in my investment goals :Scenario ;I have 85k Saved to invest I made 6 figures in 2018 Have 60k in equity in my existing rental property in Nassau county New York Good Credit BUT ....I lost my job last month and I’m concerned lenders will give me a hard time for not being employed, although I do have a small business that is brining me at least $3000 a month in profit.