I know I’m supposed to advertise the deal but when an investor wants to buy the deal what do I do?

To wait until it is vacant to even start showing it or advertising it?

So my attorney did a simple reservation agreement and we collected $1,000 deposits and reservations (set up a website and small billboards advertising with Non-binding caveats). 

Furthermore I fail to see how eliminating guaranteed buyer agent compensation being advertised on the MLS would protect buyers interests.

Almost has to be price or advertising right?

A few years back, you could walk on the streets and see billboards advertising large rental returns guaranteed by the developers.

And it's super cheap to advertise there (you pay a listing fee rather than a cut of each booking.)

But you will need to get this from true private money sources, not really advertised online. 

I looked into passively investing then but after doing my due diligence on the homes that they were advertising, I felt that they were charging more than the homes should have been valued at. 

Also, is it really everything its advertised on the call and in the marketing videos?