The problem with your particular case would be the marketability when trying to promote it as "great for your adult children" or "let your parents live in the in-law suite" - however you phrase your rental ads, this would violate Fair Housing rules that prohibit discrimination based on familial status.

Raleigh is big enough to have a good inventory, learn to find motivated sellers in specific area, divorce, death, job loss, job promotions move out of the area, growing family, etc. should be easy to find these and target those who have properties that are not marketable, in need of repairs.

if you see people talking about Youtube, get on Youtube then promote that.

That stated, the broker does reserve the right to peruse your marketing and promotion strategy just to make sure you wouldn't be exposing them to any liability issues.

When you promote this as a custodian you will benefit by gaining a new client, who will sign a waiver so you have zero liability and they are 100% responsible for all transactions in their IRA.

This email campaign is to promote myself as a person and to keep in touch.

Will that give you a promotion at work?

Low yields do not correlate well with cash flows and thus those that promote the real estate industry as a great place to invest for the purpose of separating people from their money need a way to overcome objections.

He seems to promote the simpler approach of buying high quality, higher cost properties that require less maintenance and management and focusing on long term buy & hold to pay off mortgages.

It starts with marketing the property through multiple channels and having dedicated people to show and promote the rentals.