I still advertise on Airbnb, but have a 60+ day minimum.

I have been running a direct mail campaign in Marin County and one of my leads is near DT San Rafael by HW 101.

Having used both personally for advertising and booking own reservations across the US and not knowing about Turnkey until you mentioned it, I am not sure what costs are but you might want to look at evolve which has been around a little bit longer. 

Unless you are buying a chain with a national advertising campaign (Like MCDonalds), or some kind of government issued license that is hard to get (Liquor License) Or even something like mineral rights.Other than those few things, you're buying a lot of hot air.

when they call be honest with them and tell them you don't have the house under contract yet, don't worry the majority of the calls you get will be from investors and get their contact information get to know them a little bit if you've got time and they've got time on the phone find out what exactly they're looking for. start creating your database of buyers, private money, if you do get someone that calls that has cash to buy the house in the area you're advertising (not an investor) that's even a plus because people that aren't investors and are looking to buy a house to move into and they don't mind fixing it up the way they want are generally willing to pay a higher price for the home they are not looking to make a profit. get their contact information what they're looking for, same as you would for investor.

In the winter I make the extra effort to advertise more places, and I sometimes offer incentives to encourage responses (e.g. discount on 2nd month's rent).

I have expenses that apply to the whole of my rental property business, such as computer, training, advertising and legal expenses.

Skip the sites that advertise.

The property is advertised at 369k (would look to negotiate that) with an annual revenue of 66,660.

Also, you can start your own direct marketing campaigns by purchasing the owners lists through such companies as MelissaData and etc.