We have not yet advertised the property, but I did respond to someone looking for a place in a Facebook group I'm in.

PLEASE DON'T ADVERTISE HERE.

I built our website about 3 days ago (www.UpstateWeBuyHouses.com) and proceeded to work on SEO, Google Adwords and Facebook advertising and today I got our first lead!  

I don't even advertise myself as being a Realtor, but people know that I'm "in the game" and just ask me to represent them on their deals.

You send an acceleration letter, 4 weeks advertising in the local legal organ ( newspaper ) and foreclose the first Tuesday of every month at the courthouse steps.Attorney is very, very cheap and nowhere near 100k to 200k in fees.I understand lenders positions.

It was advertised as 30K under market.

Only the commission splits are binding, as advertised.  

@Dave Metsker  judicial sales in Oregon must be advertised just like trustee sales unless I was missing something. and from past experience CFD in Oregon if challenged need to be foreclosed out just like a recorded trust deed or mortgage... am I wrong ?

Well...get yourself a real estate license (you can probably take a course online, and finish it in a few weeks or less depending on your state)...and then go to work for a brokerage where they pay for the leads / advertising, so that you'll get guaranteed business from day one.

A few things came to mind is screening tenant yourselves, advertise yourselves if you can (save commission), sign up maintenance contract if you don't want to be bothered with phone call from tenant.