I can only share about marketing side so cash buyers can be pulled from tools and can be reached from text marketing

However, in today's market conditions syndicators that are pushing a hold period under 5 years would seem to me that they are being too aggressive on assumptions. 

I would invest in a market that will sustain STRs and is a tourism destination. 

To price is correctly you need to know your competition and micro and macro market trends. 

For those who have run or participated in referral programs, what strategies have you found most effective?

It’s a market rate 2 bedroom 2.5 bath townhome in a community that’s a mix of market rate and work force homes.  

But recently I came to learn that deals that are outside of the MLS are better in making investments than the MLS ones.The thing is, I don't know where to begin to see of the off market deals.

But got not visitor is the market slow?

I have a list of properties I've found, off market.

Macy's, a cornerstone of American retail, is seeing significant interest in the real estate it has put up for sale, a promising sign in a challenging market.