As a direct mail specialist I'm likely a bit prejudiced however considering all the agony inflicted by unwanted texts and phone calls these days, it's likely that your message stands a better chance to be seen/heard via direct mail.

@Mark Armstrong, I'll play devil's advocate here, and say that a local agent may suit you fine. 

When you can see the daily water consumption of your property, you can know certain things such as when an unwanted guest moves in, or a unit is left unoccupied.

If it is a development play, what is the development spread? 

If you are close to Westmoreland County and could consider buying there, that can be a good play also.

Not saying you didn't (or did) miss red flags but you asked for advice from those that have been doing this a long time and sometimes a bad tenant who knows how to play the game gets in. 

@Mariah Porter in an expensive market, creativity comes into play.

New investors with little time to play would be wise to mix in easier, low cash flow, options like turnkey over time, but not as a core.

After playing with options, a cash out refi made the most sense (Heloc rate was mid 4s), because I can get a 2.37 rate (2.6 currently) and have my mortgage move by about 500ish dollars..

My ONLY issue is with having to provide my personal information to an intermediary service provider that should not theoretically play a role in any reporting.