I have given the tenants letters, handed one tenant the letter personally and left the letter taped to the door of the other tenant.

Having some mental blocks and mental overloads with all of the information but this is something i have to do.

5 4plexes on a square block?

Purchase price: $189,000 Cash invested: $159,000 2/1 SFH all block new everything.

I have the most success with letters that have a real stamp and hand addressed envelope.

You generally will need updated heating, central air, granite kitchen, updated bathrooms, and be on a decent block. 

If you are from a certain area you may know about it block by block better than the next investor that just knows the general area.

Houses in this block closer to the Bob Wallace side do better, but no one is selling.

However, I am looking to scale up so I am curious to hear from all of you on what your best successes have been in terms of cost of acquisition, rates of return, etc. between acquiring properties from wholesalers vs. running your own yellow letter or similar marketing campaign.

I ran a direct mail campaign using a personal letter I had created that I had sent to most small multi-family property owners in the surrounding towns.