The lease is still in effect and you will be tied to the terms of the lease during this period, if you are lucky enough to be month to month, then the lease is terminated after the last month paid for by the tenant.  

What is the cheapest and most effective ways to direct mail ?

I would be confident your strategy is effective before you start scaling your marketing budget.

Building a website yourself is going to be more cost-effective and ultimately more efficient.

This terminology is new to me.How does the market effect the situation?

However, when the hikes take effect, my ability to raise the rents will be closer at hand corresponding with the end of these current leases.I am going to have an attorney discuss with me my options for dealing with the cleaning fee issue with the current owner and determine if there is something we can work out to make both parties happy with continuing with this deal. 

Skip tracing lists of potentially motivated homeowners and then calling them has proven effective for me.

As long as your debt service is not that high (and I sure hope not) it shouldn't effect your buying power.

When you defer taxes (e.g. traditional IRA or a 401k), you end up paying the taxes at your effective tax rate (i.e. in retirement at a variety of tax brackets).

This is why I recommend other newer lists such as Seniors with Long-time Ownership: often ready to downsize or transition to assistance.Homeowners with Low Financial Stability Scores (FSS): Struggling financially and likely ready to cash in on their asset.They are effective but haven't yet gotten the attention of all the gurus telling people what to do.