While direct mail can certainly convert well if you know how to do it properly, why don't you focus on inbound channels?

This means you need to hire a realtor to lease and list the property, or you can do advertise it yourself, and let your unlicensed PM open the door.

It’s great that you’ve built such a strong knowledge base early on.

You made a great point about utilizing a professional for STRs, there’s definitely more turnover and moving parts, so it makes sense to hire a manager.

You do it in a group...."

Once you have closed 10 deals you start feeling more confident about yourself, but after 100 you realize how much of a rookie you have been with 10.

My point is most people can get along fine without ever doing it themselves. 

A lot of tasks aren't that hard and getting AI to do it often takes as much time as doing it yourself. 

Welcome- always a good day to do a deal!

Sometimes it’s worth bringing in a remediation company just to have the paperwork that says “certified mold inspection/remediation was done.”Middle ground:Document everything (photos of the open ceiling, moisture readings if you can get them).Offer to have a handyman replace the drywall after confirming it’s completely dry.If the neighbor insists on remediation, you can also check if your insurance policy covers water damage/mold claims — let them fight that battle for you.So yes, technically you can fix it yourself if it’s dry and clean, but weigh the risk vs. peace of mind.