People are always looking for units in the 500 to 550 range, so you're right on track with that.  

Call every 3 weeks, all leads (keep track via some lead system, google sheets or ??)

They're calling it the "Justice for Renters Act."

Do you get involved in property remodeling and maintenance, track your expenses, and maximize your deductions?

Regarding track record and performance, I'd look at two things: 1) Did they pay on time, every time, at least the minimum monthly distribution; and 2) Did they return AT least my entire original investment (regardless of upfront fees).

If you have no track history I would park most in a high interest savings account or in a passive vehicle.

Direct mail is somewhere in-between.Just pick one outreach method and grind at it for 12 months, putting in the work no one else will.I'm sure your you can get access to a list through your brokerage.Make sure you have a good tracking system in place to follow up.Start with a script, use script at least 100 times, track KPIs and objections, then make improvement to script and repeat.Once they are interested, you'll need the T-12 and rent roll to get started on creating the OM. 

This will mess up the tracking. 

We've a track record to share and a story to tell as we market our "new" resort to a large & generally untapped upscale customer base throughout Texas as well as both nationwide and internationally.

I have a great list here for furnishings: https://docs.google.com/document/d/1RzTpNu1Vsm1_PJxPa_uTk5vL...That said, I think targeting the big sale of the years (Feb clear out sale, summer sale, black friday, etc) and using Camelcamelcamel to track prices helps for niche items.