Realtors can't show a property or advertise one they have no agreement with made by the owner, they can't advertise a FSBO without authorization, so why would they bring an off market property to you?

I'm new to REI and will start a Direct Mail campaign in the near future. we got into the game for the sole purpose of acquiring a multi family for rentals. fast forward 3 months there are no deals on the MLS i actually came across one property with negative cashflow (that's with real numbers i.e. no pro forma)  so i'm starting this DM campaign for the purpose of finding something to buy and hold ie. flip it to ourselves while i wholesale others 

A few pieces of advice.1..Get a .com address if you can.2..Understand that unless you want to spend money on SEO (Search Engine Optimization) and advertising (Google Ad words etc.) you are probably not going to dominate, at least not initially.

We advertise on various job websites ie. indeed.com, monster.com, etc.  

During both I was shocked to discover a lot of unethical / fraudulent practices by licensed RE professionals.1) Rental fraud - While marketing my luxury condo in a building with very low inventory I caught one broker advertising my friends condo unit in the same building without her knowledge. 

Depending on your area and how expensive real estate is, use that 50k and set up a marketing campaign for 6 months, I suggest targeting multifamily, cash flow is the way to wealth, whether it be $500 a month or $1000 a month, take the remaining money and use that as a down payment on a multifamily property, I would shoot for a 4plex.

The advertised expenses are only 15% of income.  

So you can attribute a cap rate more accurately to an owner than a building:) I would trade @Brian Burke on an 8 cap:) I don't care the advertised rate, I know what Brian can deliver more than I know all the real expenses of a building or what occupancy will be in 4 years.

I can advertise it at my local REIA's but any other tips?

Is only advertising for himself.