It's 99% likely that those 12 offers were submitted by clients that have an active buyer's agent. 

Make friends with someone who is active in your market.

Cap rates have been compressed as prices have continued to rise, but I know there are deals within and even outside of those ranges you state depending on what you are looking for when considering passive versus active investing. 

., list of estates actively in probate)?

@Nicole ChangI agree with @Tyler Kastelberg assessment.

I'm active duty military and I bought a primary residence in Dec 2017.

Whereas marketing through our business page leads to my mom liking the post and someone calling us about the property 4 months after it's sold.We just get 10,000% better response from the profile activity.

However, I've read that AIRBNBing can be a much more active strategy, versus a typical rental.

You are in a bad situation that is likley only going to get worse based on your assessment of the HOA.

@Chris Williamson, you don't really need a CPA for that because there are no tax implications with the rollover, and like I mentioned earlier all investment income will be sheltered from taxes since it is an IRA, unless you have income from active business or use leverage to acquire investment property (btw, self-directed Solo 401k would be exempt from UBIT on leveraged real estate).