Everything from supplies, labor, contractors, permit fees etc.

As an overall complaint of NH / Boston (I'm also an agent in Boston) right now, the housing stock is just tired, old, and in need of a lot of updating - which is difficult considering pricing and cost of labor, supplies, etc.

But the multiple deliveries of new MF in the area caused a temporary spike to 10.3% that was then suppressed back down to 8% by what I would assume was the direct cause of the floods.

I feel confident I could get a home loan for 80% of the value and put this towards my future rental deals.Honestly though, I’m unsure if I should do an all cash deal and invest my equity - too include the rehab/vacancy/insurance cost etc. or if I should apply for a home loan directly on this new property and just pay the 20% upfront.

Does anyone have a good example of a letter that they use to do direct mailings?

Buy in either: - Established, affluent areas: Pacific Heights, Presidio, Cow Hollow, Sea Cliff OR- Tier 2 areas that might become more affluent: Mission Bay, Potrero, Dogpatch, MAYBE "Outer Sunset" (although yes - it's probably in a lower tier than the others) 2) Are we likely to make money if we invest in a cosmetic renovation of an older place or is the cost of labor and materials in SF likely to diminish our potential profits to a negligible amount. 

After the last crash, Private Equity companies were doing this with a flawed model so they saw great losses, these companies are trying to use a more refined model however I still see gaps, the big upside is if you gave people the option of using a well known brand like Redfin or using the stranger who direct mailed or cold called you, Redfin will win most of the time over for those who are on the fence or uncomfortable with the situation.

As for ARV105k PP16K Reno labor, materials, appliances7K holding cost (HOA, Mort, RE taxes)128K all inI came up with 175K based on another property for sale 159k and made adjustments for improvements I made that they do not have.  

AdvantagesSince we are dealing directly with no real estate agent involved, we will save 5-6% on the deal which we will split 50-50.This one is a small advantage, but still mentioning it here.

Can anyone point me in the direction of an investment focused agent?