I really want to find a mentor. Anybody have any tips or advice on how they found their mentor?

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

I've been mowing all summer and assumed we would leave them that mower and a few basic yard tools. 

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.

Besides that, social media is the best marketing tool!

What are some of the best tools and resources you have found?

@Dominic C Dessler I would suggest using the tools from this site and do a lot of practice evaluations and let someone review them who has a lot of knowledge.

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.

Many of the statistical/econometric tools I know like the back of my hand are (claimed to be) used regularly in aspects of decision making in real estate.