I’m curious about what price points to target and in what neighborhoods.

I would like to see a sample of successful letters sent to Divorcees and to Tired LandlordsI am getting lists targeting this market and would like get some feedback on a letter format that has received a great response rate.  

I was thinking of a slightly different strategy for marketing - something I haven't seen discussed at all.I went to MLS ( I am a licensed realtor in VA) and looked up all the listings in last 180 days under the price of $200 K (my target price) in various counties of my interest that have either EXPIRED or WITHDRAWN, and that are not Condos. 

As far as I can tell we have a few options for the initial purchase:- conventional mortgage - cash (cash, HELOC, 401k (definitely don’t want to touch this, and/or other investments)- HM/PM (could possibly work with some experienced partners to open up this line)- seller financingEstimated numbers: ARV = ~$310kRehab: TBD, is a 1335 sq ft home, in a prime neighborhood, been vacant but exterior looks solid (once we tour the property with our GC, this will help us put hard numbers to the rehab) Target Purchase: ~$110k and would be willing to go to $150k, such that we could at a minimum have ~$65k in rehab costs built in and still be under 70%ARV for the cash-out Refi.

We have found that white shaker appeals to our target market - typically first time home buyers.

Your target deal should be at least 10% below what a comparable has sold for on the MLS.

@Tyion BridgemanWe use targeted sponsored facebook ads that drive traffic to one of our lead capture sites.  

@Walker Seid -  @Jon Holdman is right on target.  

However, as we approach our target, and have been interviewing PMs, we are now leaning hiring personnel and having the PM function in-house.

If not, I'd highly encourage picking a specific target market (yes, narrowing the field).