I have a background in Interior Design that did not become my profession but taught me just enough to be dangerous as they say. :-) Phil has been in the construction industry his whole life, primarily single family homes and has recently transitioned into multi-unit residential developments.

IRS has disallowed PATs since 2006, they were a tax shelter designed by insurance companies, and they were always kind of sketchy.  

This is a website designed to help people, so if you are not going to help, feel free to leave. 

Now, I'm looking at the values that continue to increasing in the area and it is looking more attractive. 

That's true and that's the case by design and the law is working as intended.Good luck to  you!

I was looking at SFR's under 25k which attracts a lot of cash buyers and get scooped up very very quickly once they hit the MLS.

Facebook attracts a lot of low-IQ people, because it has such a broad user base.I've never used Facebook before, so I haven't had any comments on advertisements.

...What other ways can I attract motivated sellers besides yellow letters, for rent signs and ads? 

Also, have to know the local practice on 100 for the garage, and what if someone was not interested... so that income may be tough or a "bonus" for a one year lease to attract a good tenant...

I am an interior designer and we even have to hire a color consultant for every project we do, because it takes experience to have an eye for colors.