I have a list of maybe 15 note buyers and feel that if it's not an absolute deal killer, one will accept that they get the head of the note and my loan is 100% LTV against the tail.If you have to partial first to build a note portfolio that meets minimum loan amounts for lenders, then you have an order of operations problemThe only thing I can think of here is to write in the partial sale terms that I have the right to take a loan against up to 50% of the UPB on the note and retain the full right to collateralize it for loan purposes, as if I were the sole principal.

I’d love to get creative with marketing without spending a ton, whether through social media, local community groups, or any other cost-effective avenues.

I especially agree with @Jay Hinrichs that being brought in mid-stream without disclosure upfront is not an acceptable practice. 

You also need to use your social media wisely, not as spam.

List all the mistakes you made, from screening to accepting late rents. 

If you're in Frisco or any nearby Texas city, and are willing to accept an intern to mentor who'd be willing to show me the ropes, please do...At this point finding a mentor in the summer (anytime without school) would be my best card at the moment.

Explain why you need them to vacate the property and the benefits of accepting cash for keys, such as avoiding the eviction process and potentially receiving a financial incentive to help with moving expenses.

I just got accepted to Tresa Todd's mentorship and will start in a week.

(If no it is premature for them to even be looking for properties unless it is very close to the last day of the month so they can give a 30 day notice quickly.)2) Has SEC 8 already reissued you your new landlord packet (RFTA) that you need to submit when you get accepted for your next home?

Probably wouldn't put it all into DSTs but like it as a plan B if we don't find enough acceptable direct investment options.