As to marketing, if you're in with another broker you'll want to find out what their policy on signage, advertising, Error and Ommissions insurance, etc.

I wouldn't even have to advertise to find a renter and my rents are above market, it's nuts.

Once you have the network (email address and/or phone #) you can advertise your deals to them when you get them.

Tenant acknowledges that failure to complete the Lease Term or failure to give the proper thirty (30) day notice will damage Landlord and Landlord will incur costs and expenses including but not limited to, costs to make the Property showable to prospective Tenants that would not normally be chargeable as damages, advertising costs, time showing the Property and screening potential Tenants, delays in scheduling work by contractors or Landlord's employees, and lost opportunity costs of renting other Property.

In other words, does the advertised payment normally include the taxes etc. that normally would go into the impound?

Know your market, advertise clearly, set reasonable Rental Criteria and do thorough Tenant Screening.

(We lawyers have to pay a fee and get state bar approval on our websites/advertising.

Also as other have suggested, ask for feedback and also analyze why the first offer fell apart.I might try to rent out the property and recoup some of your money in the short term, you might also want to direct your advertising to police and school teachers who live in the community.

Now, we advertise the units with the cost before utilities.  

We also use tracking phone numbers and give them the option to place an advertisement on their vehicle with that tracking number on it.