The reason I say that is my understanding of RE is that the trends go up and down every few years.

The PMI wouldn't bother me too much as I understand it can be tax deductible from the little research I've done.

I understand that there are other ways to invest like notes or syndicates, but that is not what I am asking about.Simon

They are similar and I understand the rules better in each state as well.

ELOC are difficult to find on investment properties and probably will not desire to go above 70% LTV so likely will not be able to help.I understand Texas to have high property taxes. 

Try to find your niche early, although your investing habits will change and mature, defining your market early on will help you understand the processes in your market of choice.

Gross rent is $1450 per month ($625 for one unit/$825 for the other).Taxes: $1280Insurance: $1400Operating expenses: $725 (Accounting for 50% of rent)Mortgage380PMI0Insurance116Taxes106Vacancy35Maintenance725Total Expense$1,362IncomeMonthly Rent$1,450Annual Rent$17,400Cash FlowMonthly Cash Flow$88Annual Cash Flow$1,056I understand that most target $100 per door, and that would be my goal as well.

Growing up, I helped my parents with their house flipping and rentals, so I've witnessed what REI can do, I just hate that it took so long for the light bulb to go off.Current State:I am looking forward to gaining as much understanding as books can give me, but mostly eager to acquire our first property and learn while doing.

I understand that every market and the consumer psychology within a given market varies, but a general consensus pertaining to the feasibility of direct mailing would be appreciated.

However, I will repeat It so she  understands COMPLETELY.