The key is to buy right and fix smart so the property throws off a good NOI.

I have a marketing idea I'm going to throw out there in a separate post and will tag you for your take/advice on it. 

Also, has anyone taken a more hands on approach and created their own content, created a database of target audience, and deliver these mailers directly to apartment complexes, Multi's, etc.

for 15k a door. .he was giddy of what a great deal he got... spent about 10k a door getting the units back to rent able condition putting in a new hoop and BBQ area.. well within first 30 days hoop is destroyed BBQ are stolen he had one murder and a bunch of other violent crime he thought we would sell at a 15 cap and make about 500k on the deal.. he ended up selling and losing 400k... all in 18 months place ended up boarded again.. these areas are only appropriate for those that FUlly understand the market the tenant and how to run these areas.. an investor buying a SFR if its in the wrong area will just throw their money away.. you need to buy quality.. if you do you can a good day.. although be aware values do not rise there. 

Hey Devin,When I was marketing to expireds I was sending a 3-step direct mail campaign.First step was a postcard letting them know I was going to be sending them a Home Seller's Guide (several other reasons for this postcard).Second step was the home seller's guide in a fax 'Rush Priority Express' envelope, along with a sales letter and testimonials from Angie's List and Zillow (screen shot).Third step was a mini trash can with a final sales letters ("Don't Throw Away...").Separates you from the bunch, plus it gets you to follow up because most agents just send one thing in the mail, or just call once, and then never do any follow up ever again.

In my meetings, we keep that value back in the deal because you are sitting next to the guy who has the deal, and we can throw it up on a laptop projector and click around and analyze it and go do the thing.  

Hello and Good day BP audience ..Im new to the business coming from the tv, film and concert production side of life, but we always seem to get our exec production teams to use property, and insurance policies as collateral for funding.

It's better to ask then to not, as you never know what life will throw your way. 

Throw out the list price and offer based on what you are comfortable with.These are places I like in my market of Columbus, Ohio:North Linden, South of Main, Vassor Village, Woodland Park, MT Vernon, Milo-Grogan, Franklinton, Merrion Village, Hungarian Village, Southern Orchards, Driving Park, Olde Towne East, Franklin Park, King Lincoln, Old Oaks, Livingston Park are all but not limited to some areas in Columbus, Ohio I think will gentrify quickly and make for great long term buy and holds.

I would say the equity isn't a problem, you are still seeing increased rents from doing the remodel, so even if you aren't getting 1.50-2.00x the return on your construction costs, it's ok as long as the property's income statement looks good and is throwing the COC return you want.