Farming with direct mail is expensive and needs systems to sustain.

My parents are pretty self sustaining , they do their own shopping, grocceries ynless it’s the heavy stuff , cleaning , cooking , I don’t wanna start being responsible of groceries, doctors appointments full time .

Amy, most investors go through this twilight zone of how to work a job and juggle landlording before your portfolio reaches critical mass (enough net positive to sustain your lifestyle).Ask yourself what are the greatest challenges you have with your properties:  Rent collection? 

As you obtain/get to having paid-for rentals and avoid financing fees (my last buy had closing costs of $417 vs $4700 with a loan), the snowball grows and sustains itself. 

Then the good deals are sustained and everyone who paid too much, spent too much on construction, over-leveraged, was too aggressive on their pro-formas, etc gets wiped out.

I absolutely agree and hope that this serves as a wake call to the dangers of building a country on consumption and dependence on foreign goods to sustain itself.

If it was me in that specific instance you mentioned, I would evaluate that specific property as is, and make sure it will be able to sustain itself as a normal market rental (maybe you don't charge market rent right now because it is your parents, just an assumption).

Bruce Norris gave a good talk on this he bought a bunch of Texas rentals and only held them a short time once he figured out they were not going to be sustainable because of prop tax'sPlus when you live in CA HIGH  income tax.. and invest in Texas  NO income tax but very high property tax's  you kind of get double whammied.. you really need that appreciation to bail you out.. 

Goals: This business’s end goal is to achieve financial freedom through positive cashflow and to create sustainable wealth.

He is bringing aboard a CFO and Operation manager because the contractors growth has been ridiculous and he can't sustain on his own.