For what it's worth, a big theme in John Reed's articles (I know I'm really harping on John Reed here, but he seems like a guy who thoroughly understands real estate) is NEVER hire a 10% of gross rent property manager.  

A woman was very interested in the unit (seems to be a theme) and was complaining about where she lived.

If you spend a little time checking out the search bar here in the forums, you'll notice a few common themes regarding direct mail:Postcard - get a lower response rate, but are roughly 50% less in price.

The seller posted the ad Wed. for $4,000 MH and lot  around 10pm and I saw it about 30 min. later and emailed him a lowball offer figuring the home must be ready for the landfill.  

Hey We're having a networking event this wed on 30th...

The recurring theme on Bigger Pockets is how hard it is to find a good property manager.

You are an old salty investor (your probably younger the me LOL). 

I talked to my bank on Wed and it was still all system go for my first 12 spec loans on my Canby project.. 89 homes  first phase ready to go vertical in May/June.. so we will have product for Late Q 4 to Q 1 so nothing for sale during this crisis time.. but hopefully we can keep the wheels moving on the construction side not worried about subs they are working no problem.. it will be county and city staff. 

We also do wedding photography on the side which helps.

You're always welcome at the Wed lunch meeting that @Russ Scheider puts on.