My thought is if an investor or operator did get nailed, they aren't in the business anymore and wouldn't even be tempted to get on BP! 

I operate in Cleveland county, Davidson county predominantly in the Denton area and Johnston County out toward McGee's crossroads.

It all depends on how many workers are there, certainly 1 person cant consume $5,000/week when he is only painting, or it only takes 1 day for 2 persons to install a 4 appliances that values at $1,500 each.That is why the contractors are here because investors don't have the skills to operate renovation, if they did, why hire a contractor?

And since those areas aren't zoned for nightly rentals, then whoopsy, you couldn't operate a legal vacation rental biz there. 

And when you do get them done it will be the hardest core landlording imaginable.

The response rate is low and your conversion rate is about that of any direct mail/telemarketing operation (i.e. dismal).

I feel like the yellow letter type marketing is such a fly by night operation.

For me, who knows very little about how to operate a hammer, the answer is--nothing.

I'm trying to get a wholesaler to show me a legitimate wholesaling operation.

From what I know, if you are managing other property besides your own you must have a RE license and operate under a broker in MN as you are dealing with legal contracts.