So in short, what do you think are the best strategies in 2025 to consistently reach distressed sellers through marketing? 

Might be worth you looking into if you want access to something that's affordable ($5/month per unit), has lots of features that I've really liked, and more - especially if you’re unhappy with some of the tools or processes you’re using today with managing your property. 

9-month vs 12-month terms: Any best practices to offer 9-month options without crushing summer cash flow (e.g., premium rent, summer storage, short-term sublets at a premium, or back-to-back summer rentals)?

Off to a good start, nice job!

Your assumption is right in line with that.Cash reserves: I like to keep at least 3–6 months of expenses (mortgage, taxes, insurance, utilities if you cover them).

Rent-to-own is a unicorn here too.

I would not go into thinking it needs 150-240K I would get a quote from a few contractors, or licensed subs to say it's going to take X to get these items done. 

I currently use 10/10 commercial loans - fixed for 10y and fully amortized for 10y.

Spend is ads manager plus market spend (PPC spend), and closing about 4-5 deals off of them within the past 6 months.

This was a costly venture that, combined with several months of lackluster performance, did not allow for distributions to our shareholders.