A partner and I are focusing on realtors, a probate list (cold emailing) updated once a month, D4D, and Craigslist.

Perspective: been managing Class A-D for over 25 years, so we've learned a thing or two - often the hard way.Our lease states:1) Rent due on first, with 5-day Grace Period2) Late on 6th3) Can charge daily late fee after 10th4) Is very specific that Grace Period can be rescinded if abused (defined in lease).We've learned to leave NOTHING vague and define everything EXTREMELY well so tenants and judges cannot misinterpret!

Fast forward a few months and it starts to get cold here in North Florida.

this is the cold truth: unless you have all of the pieces in place to be successful, you're probably better off just putting your money into a savings account.hope this helps. 

If you were in super cold/snowy places then I can see it change things. 

Not sure if your lake is well stocked or known for fishing but growing up in Canada, ice fishing was always something that became popular during the cold months.

It seems extremely costly if I were to run separate ductwork and supply and returns for each unit... can someone walk me through how they're making this work.Thanks,Sean

Hey @Brian Cronin,I’d recommend focusing on learning how to analyze deals so you know your numbers cold, factor in taxes, maintenance, vacancy, and today’s interest rates.

Most of these states have extremely high price points, taxes, and in a few a lack of inventory.

Direct Mail / Cold Outreach: Target 2–10 unit owners (public records show mailing addresses).