In a “b” offering no solicitation or advertising is allowed, and there are restrictions to the “preexisting” relationship requirement between sponsor and investor.  

So here is what I do:1 - Get buyer criteria for what they are looking for (exact criteria)2 - Go source that criteria using data provider3 - Scrub the list and plan a marketing campaign around it (i.e) > Direct Mail > Cold Call > SMS > Online Ads > Social Media, etc4 - Once I get inbound leads coming in.

Note that there are restrictions that apply to STRs in Ojai and the Ojai Valley.  

Aside from restrictions, the thing that is surprising me is the low cap rates. 

I read the wholesaling is legal in Texas but what are the restriction.

Mid term rentals however are another viable strategy for the area should further restrictions come into play.

If you find someone (or multiple agents) who are taking advantage of similar marketing strategies, you can get more inquiries this way.Lastly, I'd recommend an email campaign to all buyer, listing, and rental agents who are active the same area as the rental listing.All the best!

It'll restrict that cash flow, but unlock a nice option for the family.

This can give you the flexibility to fund your flip without the restrictions of a HELOC.

Being that your tenants are month to month does provide some relief for the new owner in terms of being less restricted on raising rent and/or replacing the tenants.