@Greg DickersonGreg I have not attempted to generate any leads online yet even though I know most advertising is handled online these days.

In my market we advertise and pre-lease in Jan-April for June-August start dates.

@Greg Spring, there are a few different one, MCREIA is a big one but if you go on meetup's website there are a bunch of other ones that people host locally and advertise times and locations through meetupAccount Closed, people are usually referring to 35803 and some or all of 35802 as SE Hsv, 35801 in more central (downtown/medical district), 35805 is SW, 35816 is west and sits on the north side of 35805, 35810 and 35811 are north (west and east respectively), "The Parkway" or 231 is the east west dividing line

I have some production questions but I will hold off until I hear your podcast.Which method of advertising are you using?

They do not advertise or seek lending relationships with the public.Many hard money types are individuals seeking to provide funding and who are not regulated, they call themselves private lenders in an attempt to accomplish several things;1, fly under the radar of regulators, each deal is a "private transaction"......wrong!

I've personally witnessed quite a few folks be denied apartments for obviously discriminatory reasons with virtually no recourse available, so setting the bar for advertisements at "not discriminatory" seems a reasonable level. 

The key is advertising about 2 weeks before the tenants move out and with MFR's in "A" class areas, I tend to get several applications and I can cherry pick.  

Your Credit Rating improves quickly too.Meantime, look out for Banks who ARE advertising an Interest-Free year for balance transfers (rather than asking random banks). 

Great idea about NightTenders -- the troubleshooting feature they advertise is fantastic.  

Rented it the first day of advertising it for $1350.