I've been a housing provider for 8 years and haven't needed to advertise in our local newspaper like others like me have.

People invest in specific markets and they do their best deals when they know the specific market.It does not matter what is taking place nationally when you are checking 100 properties in a specific market.It does not matter what is happening nationally when you do a deal with 30% equity and positive cash flow using the 2% rule.National information is great for headlines in newspapers and for shooting the breeze discussions.

I've been told to find some 3 month old newspapers or something and look for sellers there.

You need to understand what is happening with YOUR property.For marketing, I have always primarily used the local newspaper with the biggest ad section, then a variety of other free sources, including Craigslist which works very well here.

This seem more risky because you could spend the money and time and still have to take a low price.You could always call some of the phone number on "we buy houses" signs or newspaper ads and see what they will give you.

what are all the types you use (bandit signs, bird dogs/ant farm, newspaper add, direct mail, etc)?

You do have to live 2 out of five years in the residence to take $250,000 exclusion.

I considered doing a FSBO but 3% exclusive realtor fees made sense to me at the time, still does considering, since I also had other customers waiting for me to finish that project so I could get to their remodel projects.

Louisiana Representative Jim McCrery said the provision could hurt housing markets in coastal communities.Tightens QualificationThe realtors association told lawmakers in a letter last week that the vacation-home provision ``does not eliminate any tax benefit but rather tightens the requirement'' for qualifying for the exclusion from capital-gains taxation on the sale of a home.U.S. law generally allows married homeowners to exclude as much as $500,000 in profit on the sale of a second home, provided the owners have lived in it for at least two out of the previous five years.

I expect the moderators will have a comment.You should Google, this site and the local news papers for RE investor meetings in your area.