I’m asking these questions because I recently attended a 3-day real estate investing class where they did not promote wholesaling distressed properties.

I know my friends @Lucas Carl and @John Underwood always want to promote the self-Managment style, but the reality is some people just want to hire a bit of specialized help, instead of take on the learning curve and pay their dues by making costly mistakes.

LP, active vs. passive, preferred returns / promote, etc.) as I have to review operating agreements at times and I have reviewed promote waterfalls.

You listed companies that buy, renovate, sell and manage properties as well as companies that do two or three of those things and one company that is a promoter.  

& Regs. r. 520-1-.07Legal/Regulatory Action: Rule(link is external)The Georgia Real Estate Commission has identified the following tasks that unlicensed support personnel may perform:Answer the phone, forward calls to the licensee;Submit data in listings to a MLS;Follow up on loan commitments after the negotiation of the contract;Gather the necessary documents for a closing;Secure public information documents from a courthouse or other public sources;Have keys made for listings;Install or remove lock boxes from listings;Create ads and promotional materials that are to be approved by the licensee;Place ads in newspapers, magazines and other publications as instructed by the real estate agent;Receive, record and make deposits – security deposits, earnest money, advance rents;Fill in contract forms following the instructions of the licensee;Monitor license reports and personnel files;Compute commission checks;Place and remove signs on/from properties;Order routine repair works as instructed by the agents;Pick up and deliver documents and keys;Schedule appointments on behalf of the licensee;Schedule inspections on properties;Schedule the dates for the mortgage application, the walkthrough before closing and the closing;Schedule an open house;Accompany a licensee to an open house or a showing only for security purposes;Perform maintenance works on properties.The Commission has identified the following tasks as some of the activities that unlicensed support personnel shall not perform:Make cold calls or otherwise contact the public for the purpose of securing prospects for listings, leasing, sales, exchanges, or property management of real estateHost open houses, kiosks, home show booths, or fairsPrepare promotional materials/advertisements without the review and approval of an affiliated licensee and firmShow real estateAnswer any questions on title, financing, or closings (other than the time and place)Answer any questions regarding a listing except for information on price and amenities expressly authorized in writing by the licensee;Discuss or explain a contract, listing, lease, agreement, or other real estate document with anyone outside the firm;Discuss the attributes or amenities of real estate, under any circumstances, with a prospective purchaser or lessee;Collect or hold deposit monies, rent, other monies or anything of value received from the owner of real estate or from a prospective purchaser or lessee.Discuss with the owner of the real estate, the terms and conditions of the real estate offered for sale or lease;Collect or hold deposit monies, rent, other monies, or anything of value received from the owner of real estate or from a prospective purchaser or lessee;Provide owners of real estate or prospective purchasers or lessees with any advice, recommendations or suggestions as to the sale, purchase, exchange, or leasing of real estate that is listed, to be listed, or currently available for sale or lease. 

Two weeks later I received a letter from wellsfargo saying they have a promotion of unsecured lines of credit, I applied and they gave me a 40k unsecured line at prime +1% ...

It starts with marketing the property through multiple channels and having dedicated people to show and promote the rentals.

Raleigh is big enough to have a good inventory, learn to find motivated sellers in specific area, divorce, death, job loss, job promotions move out of the area, growing family, etc. should be easy to find these and target those who have properties that are not marketable, in need of repairs.

if you see people talking about Youtube, get on Youtube then promote that.

The problem with your particular case would be the marketability when trying to promote it as "great for your adult children" or "let your parents live in the in-law suite" - however you phrase your rental ads, this would violate Fair Housing rules that prohibit discrimination based on familial status.