Yeh I'm going to do a double close on the property with the buyer.I'm thinking that the easiest way to get the tenants out of the house so my buyer can inspect it is to offer up some money for lunch or dinner on me.

The "easiest" way of achieving that is if each purchase will, after your Lenders' required seasoning period, appraise at around 145% (or even more) what it's cost you (including borrowings).

My wife and I were gifted a condo and we have that rented.

. :)I too have a web design company, and like @Carlos Rovira, recommend you also look at Weebly (affiliate link), which I personally have found to be the easiest of the big three (WIX, Weebly, Squarespace) for non-technical entrepreneurs. 

Easiest way to get connected with cash buyers.

@Ryan TrippiediThe easiest and most proactive way to build a true buyers list, (Not a tire kicker list) is to go into your county's register of deeds/clerk of courts and do a document search.You will look up deeds for the last 30 days.  

@Kimberly Farrally when it comes to building your buyers list, you'll find mixed reviews here, the easiest thing to do is to just ask the question, as for craigslist you can put an ad on there along the lines of you have discounted properties and then put a phone number (spice this up) to call or a web site if you have one with a forum. you can then blast out one email to all of your buyers, letting them know you have properties. two things you can use to make it easier would be a CRM like podio and a forum like mailchimp, these can be integrated with each other and then when someone signs up on your forum, it will register it in podio. the best thing about BP though is you as long as you have a great deal you can use the marketplace here and there is a vast amount of buyers already here, so make sure you are networking with people here and in your local REI.

Finding those "guru" shops is one of the easiest thing to do which is why I'm so grateful I've found BP.  

Banks are saying that I am not allowed to use the money to payoff a "gift".  

We only have one condo, its been the easiest to maintain of all our properties but the most hassle factor.