Interacting face to face will help tremendously with forming those critical relationships to aid your progress.

If you still think it deserves a try though, I would just take the closest thing I can find on line and just modify it to suit your purposes, using a program like MS Publisher...

Bradford, I use Zillow, hotpads, Facebook, and even have a sign on the main road closest to my unit. 

Stay top of mind with those closest to you.

While I believe aid and relief to the needy is necessary, our government always brings a rocket launcher to a knife fight.Let's use me as an example.

I'd have to say, negotiate your best deal with the partner, closest to 50/50 all around you can, and, if it still looks like you can at least break even after paying your wages, go for it! 

At a minimum, you need to call and mail out to your 300 closest friends/acquaintances/relatives/whoever, plus order 2000 business cards and start passing them out like candy. www.Retechulous.com (Josh Schoenly) is an agent marketing company that I've heard good things about (and no, I have no connection to them whatsoever).Might also want to google "real estate agent forums" to talk to rank and file agents, though 99% won't know crap about investing, if that happens to be a particular interest of yours.

I'm new to Landlording but have already learned from personal experience to just 'do it right the first time' rather than putting band aids on things. 

There's only two things you can't get rid of - AIDS and a tri level.......In all seriousness, the nickname for a tri level in real estate is "Bayliner".

I'm starting with the closest ones.I have 2 homes to go see in parks tomorrow that were advertised.