i use both. letters are better because you can get more of your message to the seller. the key is to get it opened and that's best done by making the letter look personal and tailored to that individual. some say postcards are better because they dont have to open it. the one true way to know is to test both. however I use a sequence. i may start off with a few postcards, then follow up with a letter to the same list.

So now I am responsible for this guy and his family who has choosen to work side jobs for cash to make an extra buck.

So a $35K initial offer on a $40K list means you will be paying somewhere between those two figures.That works whether it's a big institution or an individual homeowner.

I am currently replacing carpeting with tile, hardwood, and this extra-hard vinyl strip floating flooring (I think it' called allure).Good carpet lasts a long time--- if tenants don't burn it, spill red koolaid on it, or rebuilt their Harley on it.

Find the average cap rate (this also varies between apartments, retail, etc.) in the specific area you are looking in (this does not mean the state average or even metropolitan area, but that individual community) and then decide if that rate or a better one will be your target price point.2.

I think some bulk deals are selling at 50% of market value and then are split up where individual properties might close at 65% at absolute auctions.

i think you need to explore the idea of your client building his corporate depth. as an individual he can only do so much. he might have to go to a hedge fund that works with a top ten bank and uses thier funds to set up a wide variety of programs that they as a fund service.

An upside to your fears about extra wear and tear, the whole subsidized housing program is such a great deal I would "think" tenants would be cautious not to ruin the place and risk the chance of getting banned from Section 8.I plan to get started in RE, buy, fix, rent.

It needs to have good appreciation, cash flow or it allowed you to make big $$s by taking that extra cash.

Unfortunate side effect for us is that we had to shell out an extra 200 bucks to keep the rate lock.