Social Media Advertising:  Target advertising platforms like Facebook and Instagram to reach out-of-state buyers based on their hobbies and interests. 

And you are using all of the proceeds from your sale as the down payment you will defer all tax.On the other hand - if you're wanting to sell your property and carry the note back as seller financing to the buyer you will either pay the tax on the note (but it will be an installment sale and so the tax will be spread out). 

I also push wholesalers to create notes for their spreads vs double close or assign then get the investor to pay a little higher fee or interest for X years for the wholesaler to learn how to be a true investor and mailbox money. 

Because using leveraged funds spreads your net profits into equity gains and cash flow plus appreciable gains.

Honestly, I hate posting on social media.

Also, keep in mind that although most lenders start with similar "Costs of Funds", we all have different "spreads", or "mark-ups" built into the pricing.

I looked on all social media for messages, videos, etc..

Huge risk for Lp's and Gp's by not spreading out the refi timeline.

How spread out are your communities?

Borrow at 7%, lend at 12%, collect the spread, something like that.