Always keep enough cash in the bank to cover yourself, family, and investments for a manageable amount of time without NEEDING to sell anything.My recommendation for folks that have regular W2s is to get into the 3-5 house, so smaller ish portfolio, with more quality than quantity locations.

There may be someone else that has different goals and objectives who will be happy to pay their price. 

I'm less concerned about quantity than quality....

I have a Seller willing to do a Subject To sale, but only one objection remains.It is a VA loan.

Unfortunately, this happens in the Smokies...To all the investors out there- Use Air DNA, drill down to the property level to find comps, make sure you're tethering yourself to data (multiple objective sources!)

Learn your path to see if it hits your objectives. 

It can be done, but you'll feel like you are dragging an a ball and chain behind you.But here is the part that I think really matters: with a PW business you get to practice how to talk to strangers, how to be disarming and how to handle objections.

Even if you buy an objectively bad deal, hold it long enough, and history shows you will come out on top.

Any general quantity of mailers or criteria that has worked well for anyone?

That may be really helpful for you to narrow down your objectives.