Oklahoma could be a good fit for you, especially if you're open to exploring both STR and LTR options.

Moorestown Mall will welcome Parky’s, a two-story entertainment center, in early 2025, while Neshaminy Mall signed its largest lease since 2017 with Fusion Fitness, an athletic complex opening mid-2025.

If someone responds to one of your mailers but their property does not fit your criteria, then leverage your community to see if it's a good fit for another investor.

The first was in the aftermath of Hurricane Katrina (New Orleans won't fit in Jackson) and the second was the aftermath of this pandemic. 

There are many different approaches so think through which one best fits your needs, and the tenant class that you have.

It is important to be sure they align with your goals and that you feel they are a right fit for you. https://www.biggerpockets.com/member-blogs/10145/83067-limited-partner-s-guide-to-investing-in-the-right-dealhttps://www.biggerpockets.com/member-blogs/10145/73373-opm-how-to-syndicate-with-successhttps://www.biggerpockets.com/member-blogs/10145/72118-syndication-the-ins-and-outs-of-real-estate-syndication

My son, Jorge, has an off-market Single-Family in Katy, Texas, that might be a good fit.

I would try to find a team that fits you and your needs.

I initially planned on doing month to month lease for incoming tenants just in case I need to let them go if they end up not being the right fit.

Here's a rough template that you could use/tweak as you see fit!