From a operations standpoint, if you are able to "drive for dollars" on the clock, try the app DealMachine so you can log in addresses right there and add them to your mail campaign. 

I woke up this morning and noticed I had received an e-mail from Airbnb letting me know my COVID Payment was on the way.

I'm sending direct mail to absentee owners with equity starting in June and was wondering how often I should update the list?

I don’t mind cold calling or mailing.

@Sebastian E.

This would improve the cash flow problem allowing you to take advantage of the appreciation until you find a more suitable alternative.Option "E" - get rid of the HOA fee so that you break even - totally kidding. 

The property is zoned E-TU-C (two units) but the basement unit does not currently hold that zoning.

Mailing addresses and utilities aside.

income (rent)-expenses(see schedule E on tax forms for all included). 

I've gone to some meetups, spoken to some real estate agents, seen some properties, even purchased a Listsource and sent direct mail to property owners.