Cost $500 per mailing and my timeI paid to have 10,000 post card mailers sent out by a company, took a month for them to go out after they designed and submitted the order - 5 unproductive calls - Cost (Too embarrassing to mention) Didn't receive feedback which address were no goodI paid to have advertising inserts I designed into the weekly coupon mailer.

However you should consider if your loan has a Pre Payment Penalty.

You paid the property owner $40,000 in rent.  

Just struggling to find any good leads with not much access to mls and other paid services.

There are plenty of paid opportunities. 

About a week ago, the borrower came through, paid all past due payments, paid all the costs associated with the foreclosure, and the note is now current.I learned this strategy from one of my clients.

It all just got paid at 1 time.

There has never been any sort of lease signed nor has she ever paid anything more than a few electric bills which are next to nothing since he has solar. 

At the end of the day, 99% of sellers and brokers only care about your surety to close (I leave out 1% that might care about HOW you operate your deals, regardless of price paid).The fact that you have never closed a large transaction AND are not providing all your proof of funds up front and/or talking with brokers about where the money is coming from, will give them some trepidation.  

Those agents are recommended because they paid to be first on the list.