Most of my marketing will start as word of mouth.

I found out about this deal by word of mouth and negotiated it by matching wholesale offers.

We can do turnover much quicker, minimizes vacancies, everyone is happier!

Also, it is true that most of them specialize in 'normal' real estate and that investing opportunities are more by word of mouth or again via these local agencies with experience in specifically doing that (you need to know them by having done other projects in most of the cases).Saw your message, let's continue over there 👍

For many who might not necessarily be "looking" for more work they might not be investing in any kind of marketing and word of mouth is going to be the best way to find them.But 100% agree with @Corby Goade on this one, treat them like kings and queens because they are DEFINITELY worth their weight in gold. 

I am so much happier once I got out and we started this company prior to the last crash. 

It cost us around $3k per fund (we had all five funds evaluated) Cheap money and easy way for sponsors to put their proverbial money where their mouth is.

I have tenants already lined up whom I've sourced online, through word of mouth, etc that are moving to the city for work and willing to pay the rents I intend to charge, so I just need to close and get them touring asap. 

This is a great way to get direct buyers by word of mouth. - Search BiggerPockets forums for members looking to buy/live in Long Island.

Run a professional operation, have your business rules in place, and follow them.You'll be much happier in the long run.