So if you made $100 (on line 1) but used $100 in advertising (line 8) your taxable income (line 31) would be $0.

Go to Etsy and search for "rental property tracker," and you will find hundreds of nice spreadsheets to track 10-20 rentals, usually for under $10.Software has extremely helpful features like online payments, marketing syndication (click a button, and your property is advertised on multiple sites), electronic document review/signing, maintenance tracking, and owner reports.

Groups like to advertise the "wins" on their websites, but they aren't showing the current losses and deals on the brink of foreclosure.Find an actual person in your market, who has actual and deep experience to partner with on your first few investments. 

Have you tried social media advertising?

Advertises downpayment assistance through crowdfunding.Coastal1, RICoastal Federal Bank of NCConsolidated CCU, high LTV NOO LOC, OR, WACommunity Credit Union Will do HELOC on a rental in Florida.Connexus Credit Union, PACredit Union West, AZ 80% LTVEast West Bank, up to 60% LTV with "no docs” CA, WA, NV, GA, NY, TX and MA.

One thing to look at in detail is the advertised cap rate and advertised NOI.

They advertise on different sites.

If you have money then go buy a rental property, advertise it to rent and go from there.

However, another illegal aspect is when a non licensed party publicly advertises the property prior to owning it.

I would definitely explore the FB advertising.