What is the true marketing channel Whether it’s direct mail, cold calling, networking, or something else, I’d love to hear what’s been working in your market and how you’re staying ahead of the competition.

Can you point me in the right direction?

Quote from @Robert Gunn: I would also be very interested in hearing student or JV experiences with Pete and his program.I stumbled upon him by chance and for fun (I've been investing in land for years) signed up for his "free" course, which he promises after he pitches his $499/mo software system (which is basically an overpriced CRM) and then after the first "Level" in the course, you are directed to a pay page to access the rest of the "free" course.  

If you're comfortable posting a link to your property, it would give you more direct feedback from everyone so we can try to help you meet your target. ;-)

I have heard different positions about this... both have good points; on one side the new or small wholesalers are more "direct", many times only "one closing" instead of 2 (big companies) which can save a lot of money if you do several deals per year.

On the surface that sounds fine except with VRBO I did not where I have access to their credit card to charge them directly but rather I could submit an extra charge and it's up to the guest if they pay or not.

When you transfer retirement funds into a self directed account you can certainly buy real estate with it. 

And even if you hire a property manager to take things off your plate, that process isn’t foolproof, as Gregory illustrates.Buying a turnkey property (ideally with a tenant in place), or opting for a syndication or fund, could be a better bet if you’re looking to invest outside California but don’t want to deal with the hassles of “landlording.”

I deal with this without charging the tenant if its not excessive. 

Ideally, you know every cabinet placement, tile selection, etc when you meet the contractor for bids.