I understand that every market and the consumer psychology within a given market varies, but a general consensus pertaining to the feasibility of direct mailing would be appreciated.

The only other answer is a forcible eviction and that can be time consuming and expensive depending on your state.

Building in general is time consuming and a general PIA.  

So far it's been a little stressful and time consuming but, for now, I'm so happy that I took the plunge and am searching for property #2!

And that's assuming we aren't in winter, which this could be delayed until, because all evictions then get stayed until the temperatures come back up.Its time consuming and expensive.

I would do the financing and my family member would self manage at the property and get a cut of the cash flow, this to me is a low money down option and also not very time consuming as I would not be the boots on the ground.  

A few action steps you can take immediately:1)  EDUCATION & CONNECT: Believe me, you haven't watched enough videos and books, BUT without any CONTEXT (which only comes from real-world experience) most of the information/knowledge you're consuming is LOST on you and the seeming immensity of it all is potentially weighing you down preventing you from taking any action at all.Mistakes are inevitable.

High cap rates and a healthy rental market = cash flow.I can speak for Bakersfield.  

Once "prettiness" dictates the choice of your primary, rather than "potential", we can't help you anymore.Congrats on having such healthy savings.

If the car wash is automated, you have capital equipment, service, consumables, maintenance, etc. all to deal with.