Having a license is great for getting into properties you want to see, but if you're not selling at least one house every other year, it is not cost effective to get your license.

He also purchased all of the contents for an estate sale outside of closing and had no effect on the appraisal.

There's a chance I would rent to someone like this but only if I could mitigate the risk with a deposit equal to two months rent or something to that effect.

I’m in Toronto so I look within one to two hours away for better deals as they benefit from the ripple effect, expansion of transportation from Toronto to these smaller cities, massive immigration that is occurring and lots Of companies moving here increasing significant jobs.Good luck 

This has not effected me at all.

But check the Stat Date which means the date the change is effective.

Is that really effective?

If your data set is really limited, I suggest the following: (1) calling the people on your list within 3 days of sending the mail, and (2) planning to send each person at least 6 more pieces of mail in 10 to 14 day increments.Direct marketing is extremely effective, but you really have to work at it. 

If you want to go the Equity-Capture rout and buy something below market value (preferably off-market) that's in need of repairs to bring up to market value you'll need a team in place to handle the rehab that you can trust, that can deliver in a timely and cost effective manner, and that understands your vision for the property.

I like the cost and effectiveness.