Thanks Ned, no not in California I don't think I could find 29 doors for 580k in California :) it has a lot of cash flow but you're right something is holding me back which is probably a good thing 

Students were practically knocking down the door to get in....AND they've already asked if they can extend their leases for an extra year.  

Plus, I've heard the rule of thumb that you should get $100 per door per month assuming 100% financing (in which case the cash flow is negative).

Finally go and knock on their door, but mention that you sent a letter and didnt hear back and...blah blah blah, but its important to say with a big smile, "i mailed you a letter (or postcard) and i was just following up and seeing what you think....." or whatever, because that establishes the rapport that your looking for. a warm greeting instead of a cold greeting (ie cold call)Then ask them about it and see what the heck is going on.

It seems like most investors around the sight like to see at least $150-$200 per door per month in cashflow.

For example, if I were to remove a window and put in a new patio door and it cost me $450 I could have it be a expense even though it would be clearly a capital expenditure.

I've recently gotten much bolder in my attempts, and I've actually started knocking on some doors.  

Rather than starting with direct mail, consider starting with door knocking.

Im in Delaware needing some help, to get my foot in the door with Investing.

Why aren't more people signing up with a local bank that can do portfolio loans, has a commercial lending department and they know who you are when you walk in the front door?