We recommend that you pull (pay for) a NEW LIST every 6 months, and that your marketing to your target groups continue to those lists as long as you are doing the business of REI and want to get deals.Of course, there are other forms of advertising that you might consider, such as EDDM, door hangers, signage, PPC, etc. that you might overlay on your direct mail efforts (or use as an alternative to your direct mail in some months).If you refresh your lists 2x a year and mail consistently to high-value prospects (absentees, etc.), you can do very well with direct mail to drive your REI business.

Anecdotal evidence aside, could you refresh us as to:Your estimate of current value?

For someone who's new in the game or someone who needs a little refresh, this is perfect !

However every time you refresh your list, say annually or semi-annually, those properties may find their way back on if they still meet your criteria.

If you used standard mail that would just take too damn long for something so cool and refreshing......Blue Moon,....I saw you standing alone.....

You'd think that would have been a good time for the lender to just take the checks.It is refreshing to see others talk about notes being called.

Then buy houses at about a 10% discount.Buy house 1 for 180k and put down 45k and use 10k for some minor refresh (paint, new appliances go a long way).Buy house 2 for 180k and put down your 45k (25%) and use another 10k for some minor refresh.Now you owe 360k in loans.

It’s refreshing to work with someone who knows their stuff, calls it like it is, and doesn’t try to sugarcoat a deal just to push it through.

(New roof, paint, etc) and proceeds even if we paid capital gains taxes could pay down other properties debt including adjustable HELOCS which would double our annual income but of course we would lose a door. 1 property is currently vacant and I anticipate at least $10k to refresh including new gutters.

@Steven JohnsonThat's good to  hear and refreshing as well.It's hard to think a person starting out would be educating so called "Pro's" about doing their jobs and business.