If you do decide to do mailer(s), then I would advise you to personalize the card and do a handwritten note. 

I have about 100k in assets both personal and business I could sell, but part of me thinks that’s extreme and I’ll sell “myself” along the way with all my stuff.  

I bout one in 2019 and it has turned into a gem for me, but at the time, it would not have been 1.25 1.25x is a very common DSCR for a bank.

Have you looked at an HML or a loan from a bank to buy it from the seller now?

The FMR for a 6 BR house is over $1,800....one person's trash is another person's treasure!

They paid their portion of the rent.I have found a lot of investors bring their personal or political feelings into the investing conversation. 

Quote from @Brandon Croucier: 12 or 24 Month Bank Statement is probably the best bet.Where would I get one of those? 

Also, long term, I expect Sac will enact tougher restrictions on STR, given the intense housing crunch we're experience, so I personally don't expect that to a be a good long term strategy.

The biggest mistake I see out of state investors make is relying on others too much for direction and guidance instead of doing their own due diligence and building their own team that they actually meet and interviewRelying on one person who alleges that they have a 'team' built already that you can use as well can be a costly mistake.

Others may have personal experience to share.