They felt that Santa Monica was extremely renter-friendly and would rule in favor of any tenant, even when that tenant was terrorizing the owners and their neighbors.

With increasing prices, 400k is difficult to cash flow but will still significantly reduce your housing expense.If cash flow is extremely important, couple levers you could pull:(1) Rent out the master to close the gap(2) Consider 5 bed and you'll cash flow at that price range.

In the Poconos, we have a 100% in-house property management team that makes it extremely easy for owners to take a hands-off approach when investing with us. 

In all honesty the market has become extremely competitive.

I live in the bay area where properties are extremely expensive, especially places that would be desirable as tourist destinations.Do I just get a condo in Florida for a couple hundred k and call it good?

Increasing the #ofMailers, also increases you costs and this is extremely counter productive.You need to increase the CONVERSION RATE of your syste, How?

Personally, I tend to try and keep things extremely simple such as 10-12% interest only annualized with no points as an example.

I really enjoy my job but it is extremely demanding and leaves little room for much else. 

Thank you everyone, your comments are extremely helpful, just purchased the book and Janet love your strategy, going to use it.

Today's market is extremely competitive.