I actually had a couple people call about to be foreclosed on but they still owed a giant amount and deals never would have worked.I’m sure the leads are out there.

A mailing list may be in the form of a manuscript list, directory, Cheshire tape, Dick tape, gummed labels, index cards, or other similar means of communication.

You give them a giant stack of postcards and the zip codes you'd like to target, and they give a discount on postage.. then the mailmen just stick the postcard in every mailbox on their route. 

Does that mean a giant crash?

If there holding fund's in escrow, and monitoring project, doing progress disbursement's, you should not only be sending that $ too PM but also a big giant "THANK YOU" because they just did a ton of work for you! 

They left tons of trash, giant holes in the walls, dented garage,  mailbox down, etc. 

Your #1 move at the start is make money and you can't afford to be screwed during the refi process and not get your money back cause then you are stuck in one property that doesn't even cash flow well and you have 0 dollars for deal #2.Small, fast projects, not giant profit margins, price to sell and make your 20k - 25k and keep it moving. 

And indeed - All of the big real estate investors giants use other people money they raise in the market to do their investments.If you choose correctly your investments and put the money on the right opportunities you shouldn't be afraid to leverage yourself.And I think BRRRR is like running a marathon - Indeed in the short term you immediate cash flow is getting lower, but in the longer term you can increase your equity dramatically.The question you should ask yourself how far you want to go.Eran

You just took a giant leap in the right direction; signing up on Bigger Pockets!

my name is melvin estrict and i live in alabama although i grew up on the east coast (go giants!)