Go to the next court house step auction if they do that in your area hand out and get business cards from all the buyers now you're done with your buyer listSpend more energy marketing also talk to hard money lenders for backup funding just in case you need to close.

I hand out links to my online application there and within 2 hours I usually have a solid pool to pick from.

Now hand out and collect 1000 over the next 6 months and you will be off to a good marketing start.

If you know which local lenders take 60+ days to close and which lenders just hand out pre-approval letters then fail to close then it's a waste.

Apparently for residents, they hand out guest passes with a note saying, "RESIDENT DO NOT TOW".

But be prepared, once you walk through that door and start asking questions, every agency will have their hand out. 

Many of them are just "Imagine yourself on a yacht" or "Winners stay around winners" or "Hard work brings futures".That one actually had "Make X cold calls a day on Expireds"Hand out X business cards a dayIt also did a good job of explaining in some of the different brokerage options.

A good place to start is the housing commission where the property is, seriously consider getting home section 8 certified, it opens up a wider pool of applicants and you don't have to accept who ever they send over but can still screen tenant applicants, if in Philly try here, a good tenant doesn't reflect to no section 8 anymore there are good and bad in many income brackets, there may be also forms for disclosures that you can print to hand out, section 8 just means and extra source of income to pay the rent, some are disabled so have lower incomes, but a steadier , more reliable income source, consider VASH section 8 which visits the home every month to monitor for tenant violations, more than a landlord could and the tenant is a veteran so their benefits tied to rental contract and they do the background/criminal checkson another note yes you can collect up to 2 months security but after first year may only hold    1 month  , so last month must be applied to last month in tenants first year, Penn considers all prepaids as security, including pet deposit etc...easier to put security in escrow account from start, banks will help you set up, and paper work easier to document, if you can build into rent amount of last month security you can actually use it, such as just charge 815 for rent instead of 750 if market will bear it for unit, less paperwork and yours to keep before last month750*12=9000 1500 security but after first year must give back 750 even with out inspecting for damage815*12=9780 800 securityafter first year adds up even betterhttp://www.phila.gov/fairhousingcommission/Pages/default.aspx

Schedule it for 3 pm on a Sunday, assume only 3 or 4 will be able to make it, and hand out the application right then and there. 

@Paramita Bhattacharya find your local real estate investment associations, go to meetings, hand out lots of cards, and even ask if you can present.