I would also like to increase my direct mail efforts by outsourcing my direct mail to a company like yellowletters.com.

Hi guys,I too have been monitoring our market, I would agree with most things Robert says, Hedge Funds are leaving, but I don't see them selling right now, just less buying as the cap rate isn't there.Inventory has increase very slightly.I track single family homes in Vegas, not all of Clark County.In March of 2013, EA, ER was hovering around was around 3000'sApril was 3100's to 3300'sMay was 3300's to 3500'sand Today is 3731.One thing I found odd and maybe my data is off, but the NOD's that I got for June 5 to current is really low, much lower than previous months for this year.

Since you can also hold personal property with the anticipation that it will increase in value before selling it, simply holding it while it increases in value doesn't by itself convert it to an investment property.

The area population is about 65,000.

Other homes in the same street look like hell & yet their taxes do not increase at all.We then find the increased tax burden is generally too high to make a buy & hold viable esp after our rehab expenses.The most recent example was a 4brm/2bth vacant for 4 years that we bought for $23K rehabbed for $8500 (It was originally assessed @ $38,000).

Although I am a big proponent of using OPM, you may want to keep in mind that each time you apply for an investment loan you increase your debt to income ratio which could make obtaining new loans a bit more difficult.

Ben Leybovich said It ain't that easy because your reputation is everything...Baltimore City has a population of about 400,000.

They get a good yield, he increases his yield.

Greg Fend, the lease approach mentioned by Wendell De Guzman sounds similar to my dad's approach.In lieu of locking in a nominal % upfront (usually 2-5%) for the option, you increase the rent.

So I was depending on the rents to to increase my approval amount.