Have you done a member search on this site @Abigail Buchanan?

Here are some recommendations for you:Find and connect with other BP members that are in your area: http://www.biggerpockets.com/meetSet up keyword alerts to be notified of the topics that interest you: http://www.biggerpockets.com/alertsRead Beginner’s Guide: http://www.biggerpockets.com/real-estate-investingCheck out BP Podcasts: http://www.biggerpockets.com/renewsblog/category/podcast/If you wish to tag someone in the conversation on the forum, type @ followed by their name and then select the name of that person which should appear below the comments box.

Here are some recommendations for you:Find and connect with other BP members that are in your area: http://www.biggerpockets.com/meetSet up keyword alerts to be notified of the topics that interest you: http://www.biggerpockets.com/alertsRead Beginner’s Guide: http://www.biggerpockets.com/real-estate-investingCheck out BP Podcasts: http://www.biggerpockets.com/renewsblog/category/podcast/If you wish to tag someone in the conversation on the forum, type @ followed by their name and then select the name of that person which should appear below the comments box.

Mom and pops many tend to deal with the owners directly and can make a decision quicker with putting in an LOI and executing the lease phase.Regional to national tenants that are scaling tend to have SELECT TENANT brokers they work through.

I agree you definitely do not want to start with the Auctions.Regarding Direct Mail Google "Direct Mail for Real Estate Investors"  and search right here in Bigger Pockets for reviews on direct mail vendors. 

But I wouldn't search out an investment just for the OZ designation. 1031 exchanges are BAU for most investors and accomplishes the same goal.

I've searched up and down BP and the worldwide web; I am trying to determine if serving my month to month section 8 tenant with a notice to quit sufficient.

Can you guys tell me what your thought process is like when you search for a new market to invest in?

There are lots and lots of information and posts about 1031 exchanges here on the forums.I'd suggest the search function and the 1031 sub-forum and you'll find endless reading/education.

If you go on Google and search for 'AirBnB property manager', a number of different groups will come up, including (but not limited to) Evole and Turnkey.