It just doesn't seem the same as a phone call or virtual meeting. 

I have read that I would need to carpet, paint/seal the walls, and clean the ducts.

Uploading direct mail, cold calling, texting & past lead lists can be really good starting points to direct your ads towards because it can increase your reach, keep you top of mind as well as start a relationship with these people that may not be wanting to text you back, answer the phone or respond to your mail. 

I would love the opportunity to hop on a quick phone call and explain my (our) current situation for some guidance.

One gripe I have with them is that so many leads have phone numbers that don't work.

The third party has refused to pay lot rent and the owner is not responding to messages or phone calls.

Everything got tuched new paint inside and out, referbished kitchen, new bath, buffed and sealed floors, new lights, everything was touched.

A quiet phone line.

Interviewed another CPA today via phone briefly and he has reasonable hourly rate… but has never advised on REI things as above.

I figured I need to make 30-40 phone calls a day to be doing deals consistently, but I like the email strategy also and I am interested to learn more.