Using invitation style envelopes, red handwriting, and first class postage will all help your open rate but I think if you want to get more quality leads it's going to be in the message of the letter.For example, the standard "Hello, My name is Justin and I want to BUY your house at Address." letter will get you a lot of calls.

The most important thing as an investor I believe is to make sure when you do your due diligence on a property you plan to buy or put under contract you take a look at the folder the building inspector has on that address down town at the courthouse... to make sure there isnt or was not a red tag on the issue of lead based paint abatement or poisoning that may have occurred at that address.

@Greg Rulfs I have not looked too deep into student rentals.

Could use a deep cleaning and some minor repairs (new front door, fix soffit, paint, carpeting & damp in one corner of basement).So, how should I counter?

We went to Red Lobster for lunch and then Home depot to get parts and I came back to install them.I reviewed an Auto Zone closing I have for the first month of June with one of my clients and I am negotiating a Hooters for another client at 2,700,000.

I agree common sense would show that as a red flag; but I felt desperation to get a Property Manager as my previous Manager had quit on me out of the blue.In hindsight I'd have generated the PMA with more verbiage to defend myself and the properties; I never foresaw the events that had unfolded.

I can't find much information on it online, seems like a red flag but thought I'd ask in case anyone has experience with it.Any guidance with how to get started is greatly appreciated!

Get comps from the MLS one way or another, Red Fin does a decent job in most of the major metro areas at pulling comps from the MLS, but its not perfect.

At your early stage in investing, this may be the wisest suggestion.Cracks are huge red flags that problems exist.

So, you can get as deep as you like with the criteria.