Tonight I am planning to talk to some neighbors at our newly rehabbed rental about the property, give them half sheets of paper with info about the unit to give to anyone they may know and offer a $50 via pre paid car...

Debt/Income Ratio - this could be a problem as you indicated... good thing about FHA is that you can use family money as a "gift" for a downpayment so I would recommend the same thing Cory did above with borrowing from your parents and paying them back using cash flow.3.

some states ban cash rebates but lowering of commissions during a deal is certainly acceptable so is gift certificates etchttp://www.justice.gov/atr/rebates

Rentals are one area where the little guy can still compete with the mega corps and large apt complexes, often winning over some choice tenants with personal service, flexible terms, and small touches...Just a few ways, off the top of my head, that I think we can gain a competitive advantage over more rigidly run large complexes (though all markets vary, so these are based on my experiences)....) flexible terms (I offer a six month or one year lease; of course, most six month folks renew, but some like the flexibility; some large complexes are "one year or nothing" in my market..)) new mats (inside and out of the doors; bath, even runners or area rugs in high traffic area for vinyl plank flooring)...while they add some "wow factor" and look like gifts, there is self interest at work here, however, as the matting greatly reduces wear and tear on my flooring.) pets on approval ( I have some of the best behaved canine tenants imaginable, and their high quality tenant owners stay long term, are respectful, and pay well,yet are often shunned by many "no pets" larger places)) small (tax deductible) $20 gift card at holidays ..

It can come from a family gift (but not from you). 

Respect that trust, give them the most prompt service they've ever gotten (respond within minutes not hours), get them a nice closing gift, and you'll be on your way to building your referral network.As for marketing, I'd rather spend my marketing dollars treating my clients well that close with me than on client acquisition as I find it makes a stronger impact on generating new business.That of course is just what ended up working for me.

***SPECIAL INCENTIVES: 1) Buyer will receive a purchase credit of either $1,000 or 3% of the final price at time of successful closing (whichever is less). 2) Buyer will receive a $600 home improvement gift card approximately 4-6 weeks after the successful close of the purchase transaction. 3) Buyer's Agent will receive an additional 1% commission based on the winning bid amount at time of successful closing (minimum of $400 additional commission).My question is 1.) is the bank making these incentives for the buyer or 2.) is this a wholesaled house?

If you don't have money after you buy what will you do when the tenant decides they would rather buy gifts in December than pay rent?

And if you were doing it for philanthropic reasons - i.e., you've already made your millions - why wouldn't you just give the information away for free, or just a break even? 

versusMy end goal is to provide my grandchild, who just started third grade, with a gift on their graduation from high school - free tuition.