Once you meet a few people, and start learning more about the industry this should help you find a direction for your investment strategy(s).   

Can someone point me in the right direction?

Tenant does not pay for June, its usually mailed gets there between 5th and 7th pretty much on time for the whole yr she has been there..

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So direct mail is going well and I have a follow up plan.

I'd be happy to meet up with you and help direct you however I can. 

your going to be looking at 5-6% for smaller banks as well w/ 5-7 year balloon, maybe 20 year amortization as well. smaller parks like this are not going to run that clean of expenses unless the utilities are all direct billed?

Now do you think that means that in most cases, you are directed to an agent within "their network" who is willing to work for half price to show you homes and negotiate the deal are eager to jump and put in extra effort or deliver the best service?

I send one by Certified Mail - Return Receipt Requested, a Second Notice by Regular (Snail) Mail, and send a Third Notice by Email if I have their email address.

If I use the $50k to buy a new personal residence it is not going directly into the investment property.