Im looking for methods of marketing that are practical and effective in the hot market of the Bay Area (Santa Cruz) where average homes are $ 900,000's or more!

Hot markets may also be the most competitive forcing you to be less profitable as expected.

The coins (or credit cards these days) your tenants drop into the slots should more than compensate for their costs.

There are always some free hot appetizer type snacks available.Lifestyles is somewhere around $300 for a year. 

Now the city is requesting the following:1) Energy compliance documentation2) Mechanical (HVAC) Drawings3) Plumbing Drawings (Hot, cold water waste and vent. gas)4) Electrical (Complete Drawings)What kinds of people do we need to hire for these drawings and plans? 

I got both properties for well under asking price (MLS listings) in a really hot market.

There's a little slot with a silver piece in there.  

., fitness center, pool, hot tub) for $1050.

Real estate markets all over the country are HOT and when they're hot, finding good deals is very hard.

That's a very high Cap Rate, especially considering how hot the TX market has been.You'll most likely have to put at least 25% down.