As a wholesaler, in order to get a property under contract, there's the advertising, the postcards, the negotiations, drumming up investors, etc, etc.

In other words accounting for the increased cost of advertising during a vacancy or do you just have to manually inflate the property management fees?

If you don’t want to deal with a realtor than advertise the portfolio yourself.

Its advertised on realtor.com for 2300/mo.

If square footage is important Measure "  IE onus on the buyer to measure .. and many times we get that bonus were it was advertised as 1800 sq feet and its really 2100.... this is quite common in the foreclosure business.

There will be no advertising/services ill be using.

I don't mind paying for advertising, just looking for the best platform(s).Any and all advice/ ideas/ methods are welcomeThanks!

What are the best places to advertise?  

I mean you don't see Me with Oregon and Ca properties running adds in Cleveland for you folks to come buy my properties. but you see all sorts of these companies that advertise their properties out in the areas were the residences are much more investor centric than were you live.. but this started in 2000 or so I started funding out of state folks in 2002 and been doing it ever since.. however its tightening its finally got to the point were the recycle like you talk about has really calmed down.. as a whole the buyers are smarter and PM s do a better job.. and the investors have skin in the game so they did not walk from rentals like they did in 08 to 2010..  

It's a great asset class my only advice/observation is that many of the available parks that I see advertised right now are way over priced.