Would it be practical to use one of these services for leads & direct mail campaigns for such a small area? 

I'd love to hear from PM's on their best practices or options and landlords as I want a great tenant but also want to manage my VR to keep it as low as possible (and yes I do budget for 5% VR annually).

Our standard practice is to do them every quarter, but our clients are allowed to have us do them less if they want.

I guess I could also "practice" in areas I have no interest in buying.

I won't have enough parking for my small apartment and really my tenants won't have any room to get around the building without some practical use of his driveway even with no one parking on that side.The new owner is very hard to work with.

Use the "ok" deals just as practice on paper.  

I've been doing a great deal of listening, watching, reading and practicing.

I have not going to be buying this as I don't yet have my bank set up so this is just me practicing.

They may also be more willing to work with you on the terms to start themselves.A notification system will notify you when businesses of interest sign-up within your set mileage distance on the map.Best wishes,Tom BarrageHouse Flip Capital, LLC

depending on your state's timeline for notification, send him a "Notice to Quit" (Pay or Leave notice).