Call local vendors and ask what they typically would charge for a roof. a rule of thumb for repairs take the square footage and multiply it by 40.

I intend on sending 500 yellow letters, as well as capitalizing on phone calls, drive by's, bandit signs and consistent phone marketing.

Based on 20% down, and extremely conservative appreciation forecasts, initial returns start around 30% and increase every year.Depending on the market conditions, we would refinance each property after 3-5 years and use proceeds to purchase additional properties - creating a multiplier effect on returns.We plan to move slowly into rehabs in 2016, but would convert to rental rather than flip to avoid ordinary income tax.

You have to mail out several times so be consistent and understand that you will get various response.  

I have consistently had great tenants responsible tenants. 

My employment income has recently started to build capital for future investment.I will be seeking flip home projects to build greater capital for further funding of our passive strategy.Me and my wife has decided on a passive strategy that will consist of buy and hold rentals.

Be consistent and patient at all you do.  

I am also very careful to consistently take care of needed maintenance quickly so as to be responsive to their concerns.

You just have to be persistent and consistent, and over time your respond rate would grow exponentially.

What is a gross rent multiplier?