Most of my direct mail generates online leads, which I then retarget for significantly less money per touch.

How much income will it generate, and if you're living there will that be enough to cover debt service and still leave you with a cushion?

Where you live will always show negative cash flow per month, for you.The trick is to invest so that your costs are less than rent (and, you're building equity).Of course it's ideal if you can invest/house-hack to "live for free" and generate extra income at the same time. 

I am looking for sites that are safe, easy to operate, and generate leads.

I live in Clackamas, OR and am in a similar mindset as you (out of state rental investments) and am flipping our primary residence right now which should generate some nice cash when we sell in a year (to avoid capital gains)

Feel free to reach out with any other question or generating off market leads. 

LVT flooring throughout, a modern kitchen with backsplash and quartz counters, double pane vinyl windows, custom baths with tile, lots of natural light, sliding doors off master to rooftop deck ready to be personalized, and a spacious backyard.

I could put the funds toward some first position notes ( I currently have 3) and would enjoy the passive income they generate,These properties are decent but I call them class C+.

I think holding income generating property free and clear is under rated.

I realize you've already developed a plan but wouldn't the property generate more income with two units?