I see advertisements for parking spaces for sale in Chicago regularly that say something about the fact that it currently has a renter with a lease and the buyer would have to honor that lease until it expires.  

Sellers often hire a auction company, which advertises the property for sale and typically hosts maybe one open house to show off the home.

I think all you need is a title company to close your transactions - no don't need an account at this time - most title companies have lawyers to close your transactions -You should make sure that you buy real estate at a giant discount - Understand the management process - learn how to be a good landlord - a tenant is a customer - the tenant is the person who will pay for your mortgage - treat them well.Find discounted real estate from landlords who find themselves in rent court -Start to deal directly with owners - I don't think you should depend on agents selling retail properties - you need to go under-ground for great deals -Tax salesPublic AuctionsRun print ads and radio commercialsInternet - 5 weeks ago I created an internet site - I have received over 200 leads - have 70 offers out there and 15 ratified contracts - learn those systems and you will do well.Expired listings - go knock on some of those doors - an expired listing is  FAILURE of property to sell - I am sure the sellers are not happy - go find them and solve their problems.Direct mail to commercial properties owners - commercial buildings can be  great profit center - when you advertise for real estate - signs - internet or mailings always advertise - WANTED REAL ESTATE - houses - commercial and non-conforming properties - all cash -as is - no commission.

Vacancy allowance 5%, this is up to you lawn care (you or tenant), advertising, turnover cleaning, HOA if it has one, What about future assumptions for repairs and maintenance? 

Either that or start doing mail advertising myself to find these deals.... 

Some of the engineered wood these days is great but I'd advise against advertising laminate as 'hardwood floors'.

@Andrew NewlonThere is always the old fashioned way to advertise.

I have vast knowledge and experience of the various concepts relating to effective marketing, advertising, and merchandising.

I am looking to invest into wholesaling so I must need a lot of publication and advertising.  

Aside from that I used to only advertise listings on craigslist as a few people told me that an MLS subscription isn't worth it for commercial rentals.