I don’t have the money to use mailers at the moment, but I have found that Facebook ads and Google ads are VERY efficient.

I am also thinking of adding an ADU and would be grateful if you can PM me with your architect that has ADU experience.

However, I am confident that I would be able to successfully generate buyer and seller leads at scale using Google/Facebook/Instagram ads, so I am tempted.I've also thought about using my marketing experience to get leads for distressed properties and then wholesale them, but again I'm a newbie when it comes to investing in real estate, so I don't even know if that's practical in my area (Seattle).Are there any other paths I could take that comes to mind?

Thanks for the info. in maine we have added risk and weight of snow and ice. risky add more weight to aging roof. ive done both. but prefer rentals get metal roofs so no build up no replacement for 30-50 years. btw 1 inch ice equals 12 inch fresh snow.  

You generally always want the seller out at closing, but they may need the money from the sale to move, so delaying the closing may not help.Yes, you need to set up an agreement/lease but have a much larger hold back from escrow, say an extra $10k or so, above the one month rental.

In 2007 our Bay Area home sold providing us with some extra cash.My wife and I purchased our next property in 2007 with the idea of flipping it. 

The good news is that if you get the roof done correctly with the extra nail, your insurance will likely be significantly lower.

We flooded in Harvey (Beaumont Area) and had some extra cash to buy another house as well.

And... as an added benefit clearly identifies whom we rent to if there are multiple qualified applicants.

I like your idea above with regards to the 10% extra management fee however in my experience this has a very very small likelihood of changing the PMs mind.