There are often local Facebook groups for specific strategies 

Give them notice that their lease will end and you expect them out by a specific date/time.

Whichever strategy you choose, ensure you're adhering to IRS rules about prohibited transactions and working with experienced professionals to structure deals properly.Regarding non-recourse hard money lenders in San Antonio, I don’t have specific recommendations.

We specialize in auction properties all over Ohio but specifically in cuyahoga county.

When you re-list the property, it will restart the counter for "days listed" (assuming it is down for a reasonable period of time, I'm not sure their exact specification, I know we've been down for 24-48 hours and it did not restart).

@Julie Doke: Industry specific software speaks to you and you can easily relate it to your day to day process.

I was hoping someone had a referral for an investor friendly attorney who can help with contracts specifically dealing with wholesaling both MF and SF.  

The best deals are those where both parties walk away happy and ready to move forward.What specific types of deals or situations are you negotiating?

I also use their virtual credit cards which enables me to assign a card to a specific person, like the cleaner for my STR for example, so when she runs a charge, it automatically drops into the right account in terms of categorizing my expenses.

That said, there are alternative ways to meet the requirements, and with proper planning, you might not need to rely on these specific tests if most or all of the participation comes from you during the first year.