I mainly work with second-home owners, out-of-town investors, and people looking to sell properties that have STR potential.Lately, I’ve been leaning into direct mail to build listing relationships — not for acquisitions, but just good old-fashioned sales prospecting.Here’s what I’m doing:•Targeting expired listings and absentee owners (in-state only for now)•Sending personalized letters printed at home — no fancy mail house, just sweat equity•Keeping it honest and simple — offering market updates, home evals, or just checking in if they’re still considering sellingI’m curious — are any other agents here using mail in 2025?

If guests are staying 3-6 months on average - adding it in as part of your cleaning routine may be the easiest way to do it.

Here in PA. its a long drawn out Judicial process, routinely taking at least a year, sometimes much longer. 

You still get appreciation, cash flow, and tax benefits—without the upfront renovation capital or time commitment.LLC & Trust Setup – Keep It Simple but Smart:Here’s what many cost-conscious investors do:One umbrella LLC to start (especially if you're self-managing or using one PM across markets)Gradually separate LLCs per market or cluster as portfolio growsUse a land trust for privacy, if needed, with the LLC as beneficiaryFile taxes through SMLLCs (single-member LLCs) or partnerships to avoid double-taxationConsider a holding company if you're scaling aggressively or investing with othersAlways worth running past a CPA or attorney—but the goal is simple, not fancy, and optimized for tax and liability.You're at a powerful crossroads—you’ve built the foundation, now it’s just about picking the right vehicle to accelerate growth.

I want something more fancy🤣😂Quote from @Walter C.: For me, it's property management.

Not saying this is the case, but since they are raising $ for other deals selling would probably be their last resort, especially when they show those fancy FB ads noting 32% historical return... 

originally had a few hundred monthly wash pass members and we upped that into the thousands. routinely washed anywhere from 50-250 cars.

All fancy footwork and tricky strategies aside (insert sarcasm)... the ultimate solution is to pay it off if it gets called due. 

@Kevin Liu, just as a frame of reference, I am now with a TK company here in Memphis and I routinely talk to clients that have never seen or visited their investment properties in person.

If you're going the umbrella insurance route, perhaps see if it will cover you for several things including just the routine slip and fall (like mold or earthquake).