If I see the value I do the deal, and my trusted GC gives me the quote, I literally give absolute zero weight to any stranger to my business (I do rely on trusted employees, but always double check the work). 

They didn't know or care what we were doing when we were playing outside for hours until the street lights came on.  

.$1,550 to repair flashing, gutters, soffits, replace dryer lines, fix fence in the backyard, replace one damaged cabinet, and a bunch of smalls items like lights, switch covers, etc.$2,450 replace or repair missing and damaged drywall, patch, sand, and paint flat white with glossy baseboards, trim and doors.$550 for a new microwave and frig.Just a tad under my 8k estimate to rehab.

About the only ground you can't push them into is frozen ground.If you do use poles, be sure to avoid anything like street lights, signals, traffic signs, etc.

Ryan Phillips I would add that you should have a cost sheet for every possible turnover item, down to changing a light bulb (I charge $5).

Tony, to answer your questions:1) That fact that you are currently employed has no weight on your ability to qualify (or disqualify) for a Solo 401k.

You don't need to be the heavy weight, just a polite conversation and let the know you are concerned.  

Hiding is not realistic especially in light of the fact that you require the tenant to fully identify themselves.

Try to have the mailer land on Tuesday or Thursday (light mail days)Make sure it lands after Wednesday and before Sunday (people are more receptive and happy toward the end of the week)Try to get it to land on the weekend (people are more likely to open and call you because they have free timeWhat had been your experience?

Part of this is a strategy to have a larger pool of applicants, low vacancy rates, and tenants that don't call about petty things (replacing light bulbs).