And as for the house --it's in Quincy--south of Boston --walking distance to public transportation --right in Quincy Center--there is a major development under way.Current Rents $39.3K a year (probably a bit low still)Taxes/Insurance $11K a yearWater Sewer $1200 a yearI've never had a vacancy in 10+ years but accounting for 5% vacancy this gets to NOI of $25.1K per YearAsking Price:  $630K.  

When I have had this situation, I communicate well expressing the urgency on my part, provide access to another unit (if I have a vacancy nearby), and may give them a gift card or something for their trouble.

I am familiar with contracting and flipping, but not so much with having a partner and "showing my cards" so to speak.  

Offline includes doing yellow letters, post cards, bandit signs, news paper ads, etc.There's an abundance of material on BP regarding all the methods I've mentioned, so just type in the search box which method you'd like to learn more about and learn that method really well before trying other forms of marketing. 

Also, free signs, leads, business card layouts, and website (currently beta).

Before you go, get some business cards from VistaPrint (nothing special, just name, phone number, and email) so you can hand them out to people at the meetings.

Meet the players, introduce yourself, get to know them, ask for cards, take them out to lunch.  

I also used a few credit cards and a 401k loan which is what contributed to my holding costs.

They are way overpriced, the classes don’t give you enough information and they try to upsell you a coaching program to counterbalance the incomplete course.I know this because when we started I maxed out two credit cards to take one of those $11,000 courses.Later, at my local Real Estate Investor Association, I learned a good course should only run around $500.

BUSINESS CARDS.