I've always said that you can forget all the real estate courses be promoted on creative financing, options, subject to and the rest of them .......if you have cash and have the ability to value the "as is" value, and understand your your exit strategy, it is possible to make lots of money in the business.Exit options: Quick turn over, little clean up, immediate sale.

I was thinking about doing a promotion like "We guarantee your monthly energy bills will be $50 or less or we'll pay for it." 

As much as that is promoted by investors here on BP, that is bad math as the cost of the borrowed money is not only the interest (which is paid back to your 401k) but also your effective tax rate.  

Speaking from other online marketing ventures I've worked on (promoting personal blog, t-shirt biz), I think you need to reach out and keep reaching out. 

I am also working towards starting an investment fund designed to promote financial stability and provide market-based solutions to the foreclosure crisis.

Some tenants will attempt the Pauper's Affidavit but 99% of those never come to pass when they realize that they have to pay rent I am not sure what "nefarious " purpose my post conveyed and I assure you you can find nothing in any of my 2500+ posts that could be considered self promotion. 

(Oops...web guys i'm NOT promoting any business)

I see where FB has a number of promotional tools to promote your biz page and then direct to your landing page for a mini app...so that I can then call on them to pitch the process of buying their home...In based on experience a good way to reach an audience to do this?  

Some custodians like Equity Trust do not like that the LLC model erodes their fees and not only will not support this, but actively promote the idea that the IRA LLC is a recipe for trouble with the IRS - which it absolutely is not if used properly.When it comes to determining the active business vs passive investment distinction, and therefore potential exposure to UBTI, there is no hard and fast rule.  

People who promote crummy rentals often show you how the depreciation creates a passive loss.