A fairly reliable wholesaler who buys across the country, and spends $100,000 a month on advertising, also trains people to be wholesalers.

Many will advertise 3-4 week closings, but having closed nearly 250 DSCR loans in the last 36 months with many lenders, most are 5-6 week closings.

My question: If we want to have a tenant in place on or around Oct 1, when should we begin advertising? 

Is your current PMC advertising the property with minimum credit scores?

@Sam FaasI have found that advertised seller financing deals usually are overpriced or the terms are not favorable; i.e. high down payment, short term or high interest rate.

You do want a listing agent to have a "dog in the fight" and, a "more" property will denote "more" marketing/advertising activities, hence that 1% is reflective of the both.

In 1993, there were pages and pages of auctions advertised in the papers each week.

You’ll probably end up having to pay any buyer’s agent a commission so you’re really trying to save 1-2% max on your seller’s agent before you pay for advertising, professional photos, doing the open houses and showings and paying to be on the MLS.

I hear that the same can be said for phone calls - and after a brief surge in text response that too is starting to be ignored.So, while a continuous campaign funded at a fairly large level (top wholesalers spend $15,000 + monthly on marketing), the trend is that people DON’T want their personal space and sanctums violated by advertising.  

It's false advertising.