I guess I just rolled with it because I had 45 days to play the game or call in my chips with a +30% payout to the government.   

Or maybe the ESA letter is from a bogus online source that isn’t acceptable.

In my opinion, house hacking is the easiest way to get into the RE game with the lowest money out of pocket...plus if you throw in a renovation loan like the 203k or homestyle, you can boost your worth quickly!

You're not in this game for a year with the buy and hold strategy.

In order to get the attention you want through online ads (which last I checked Facebook ads require such a wide range for the demographic that it is almost not worth it), you would likely need to spend literally thousands of dollars. 

Create an Online Presence: Build a strong presence on Facebook, Instagram, and a credible, professional website.

It should be on line, look it up.

If you're getting back into the lending game for long-term hold investors, a realistic “ideal” loan might look like this:Rates: Somewhere around 6-8% interest, depending on the risk profile of the borrower and the property.LTV: 70-80% LTV is solid, especially if you're aiming for lower risk.Term: 5-10 years works for LTR investors who want stability.Fees: Reasonable origination fee (1-2%) is expected, but avoid nickel-and-diming borrowers with hidden fees.Prepayment: A soft prepayment penalty could be fair if paid off in the first couple of years, but after that, no penalties.Speed: Being able to close quickly (within a couple of weeks) would be a huge plus.In short, give investors a competitive rate, decent terms, and flexibility on prepayment, and you’re golden.

I guess everyone has their own game plan but there are states that are offering huge ARV potential and cash flow options. 

This is a very fair game I could say, I meant to say in the real world they're just "property management"/REIT that doesn't necessarily have to perform to buy/sell the property to increase NAV.