Realtors a lot of the time market themselves through their brokerage and advertise their services hoping to get a few phone calls of potential clients. 

When you are the listing agent your name is on the online advertisement and your sign is in the yard.

Why not just advertise it as a 4 bed/4 bath and promote the apartment as its own private suite? 

A lot of it has to do with how you advertise, your ammenities and features, and your track record.

I’m considering this one because it advertises help with tax structuring and LLC advice which is appealing to me.

From our perspective now it seems misleading to advertise anything other than useable space without sharing insight into the calculation.

Santarelli as an absolute industry expert (podcast, websites, press, social media advertisement) cause investors to have a false sense of security.

28 copy and paste advertisements in a row for your service?

Look for motivated sellers off market and market via cold calling and or direct mail, geofencing, advertising and the like.A good wholesaler is as @Ericka Parrott mentioned, direct to seller, did good underwriting and can deliver an actual "Deal" whether buy and hold or flip. 

But here’s what separates the long term successful investors from the wanna bes, the hopefuls, and the people attending every seminar and buying every mentorship and never establishing a successful track record1- the ability to IDENTIFY a deal - most deals are not  advertised at a great price - negotiation is needed.