This is only for real estate brokers who want to advertise their company.

@Alex Balan The reason I prefer using cap rates when comparing SFR investments is it represents the operating cash flow of a property relative to the price (assuming the advertised income and expenses are correct which they often are not and require adjustment).  

Right now I have been advertising on Zillow, Trulia, hot pads, Craigslist both passive and active.  

Do you advertise or have a network that sends you deals.

@William Chrisman there are many things to consider but the big ticket items are:@ property management fees@ salaries@ utilities @ insurance @ repairs & maintain@ admin & advertising @ reserves (I usually use $300/unit/year unless the property is older or in bad shape)@ property taxes (based on PURCHASE price and not current costs)All that does not include initial rehab budget if needed. 

Following this cold call campaign i may send out direct mail pieces to my list as well,as i see fit!

https://www.realtyshares.com/campaign/self-directe...Entrust and IRA Services.Here's a blog post about related tax consequences of going the self-directed IRA route should definitely read so you're well informed.https://www.realtyshares.com/blog/using-a-self-dir...I also know PeerStreet which also does debt allows SDIRA. 

I am about to start my marketing campaign and am looking for good real estate negotiators who can visit the property and talk to sellers. 

unless your advertising, networking and spending some actual money on marketing on getting your own deals $200/door not gonna happen.You need to be a realtor or actively working on getting your deal.

If I wanted my wholesale fee to be $200, I would need to advertise for $1100+Closing cost because the initial earnest money that I put up for $100 is essentially gone and out of the picture, right?