It's a little counter intuitive, but you are never going to see success in direct mail, if you look for ways to narrow your audience.

The list I buy in-directly from listsource. 

@Brian WertI would suggest reporting 2 rental properties on your tax returnDuplex Unit 2 & Duplex Unit 1(1 room)You are entitled to a expense/capitalize all the costs directly attributable to the rental units.Example - You pay to advertise the units. you would be entitled to deduct 100% of this expense.You are entitled to take a pro-rated expense for costs that are indirectly attributable to the rental units.

There are also many places in between full leverage and no leverage that may be the sweet spot for some.Lever up and reinvest (does not have to be in direct real estate) or loose the tax benefits.  

IRS rules prohibit any direct or indirect transactions or provision of benefit between a plan and a disqualified person. 

@Todd GoedekeThe rules do not allow for the use of one's own solo 401(k) funds to improve an asset that he or she already personally owns directly or indirectly. 

@ George P.I think in sending you a pic of her new squirrel friend, your tenant was indirectly saying that she loves the home and plans to stay.

Since the availability of the house will be limited an agent open house may be a way to indirectly reach a lot of potential buyers at one time. 

I am in Texas and I am working with wholesalers, if it's not an option for you I believe in direct marketing.

The information about the landlord's agent indirectly applies to self-managed properties.