Most of the syndicators will advertise that they'll "raise the rents" or "add value", but how?

Why cant you just send them a cozy application URL via email when they are ready to apply and it goes inactive when not advertised.

Since the seller choose not to get into agency, I simply know of a house that an owner wants to sell that I legally can't list or advertise (Think FSBO).

[O.C.G.A. 43-40-12(g)] However, even in this situation involving personally owned property, the inactive licensee remains subject to the provisions of the license law requiring disclosure of his or her licensed status in real estate sales contracts and leases; in advertising to sell, buy, exchange, rent, or lease property, and in handling any earnest money or security deposits.

Be sure to do all the usual holdbacks - capex, vacancy, advertising, etc.Absolutely NO ERASER MATH (ignoring numbers that you don't like).Finally, a $24,000 home bringing in $1125/month sounds WAY too good to be true. 

If I fail in my initial efforts to approach PMs and LLs on my short list of target properties (these are very small neighborhoods), then I've decided to go with some combination of advertising and direct mail.

Also you can advertise thier dedicated parking space.

A recent probate file was advertised in the local Alameda county legal newspaper where the PR is located in Baton Rouge, LA and the area code is 225.I don't know why she's not returning my calls.

@Darren LiedtkeThere has been significant appreciation in the suburbs such as Brown Deer, Menominee Falls, etc.I own one in Brown Deer that appraised for +$10k more than last spring.I also own one in 53222 and have had 0% appreciation.Unless your in Bayview or another trendy neighborhood in Milwaukee it's basically 0% appreciation.

I advertised on zillow and used a google voice phone number to manage calls/texts.