I can honestly say that it is important to know that failure is not the opposite of success but it is part of becoming successful as you must learn from each failed attempt.

If you want to move faster, up your piece count, but bear in mind that the number of touches is very important.You are absolutely not failing at direct mail....just a little impatient.  

If all else fails, maybe hire a skip tracer?  

I've seen many people come out the gate with huge goals only to miss and then give up because they feel like they failed or let themselves down.

I failed at that too many times.  

knowledge is power, and experience is the best teacher.....learn from what others have done, and failed to do.

You can see the "just do it" crowd, go blindly where others have failed types, reminds me of Clint Eastwood westerns, "we don't need no stink'n badges".

shawn...by no means did you fail...you gained a valuable "what not to do"...

I suspect 50% of the deals you pick up are failed landlord syndrome.

A good start is homeadvisor and angieslist imo.If the plumbers repair failed I would ask him to reimburse for damage or give you a credit for future work otherwise file a complaint to warn others of shoddy work.