We still have yard signs but some houses don't lend themselves to drive-by advertising as the roads are secondary. 

So, I spent about $500 per week advertising.

As I was under contract, I was already advertising to wholesale and I was raising the funds from private investors JUST IN CASE these bone heads would say no.

I have seen many questionable properties purchased for literally a few thousand, marginally fixed up, and advertised with a "renter" for 30-50k way above FMV for the areaProperty Managers - you must interview and research them and read contract fine printI know there there are good ones out there, just a cautionary tale if you are new to this

—In all criminal cases, contempt cases, and other cases filed pursuant to this chapter, if a party has sold, leased, or let real estate, the title to which was not in the party when it was offered for sale, lease, or letting, or such party has maintained an office bearing signs that real estate is for sale, lease, or rental thereat, or has advertised real estate for sale, lease, or rental, generally, or describing property, the title to which was not in such party at the time, it shall be a presumption that such party was acting or attempting to act as a real estate broker, and the burden of proof shall be upon him or her to show that he or she was not acting or attempting to act as a broker or sales associate.

First advice is not to advertise on a public forum that you have money to invest.  

Once you have a property under contract you now have potential buyers lined up, instead of getting a property and hoping to find a buyer.  2) GENERATING LEADS Yellow letter campaigns, bandit signs, billboards and yard signs can help you generate leads but I think your best bet is to advertise yourself as the "expert" in your neighborhood on buying houses.  

Cap rate won't tell you that despite Turnkey providers advertising them.The question for an investor is why the market is paying twice as much for the chance at the EXACT same NOI. 

Adam Schneider I do not plan to market or advertise properties as a wholesaler.

From bogus ARV, to idiots sending me listings off the MLS claiming all these huge profits, to crooks contacting me with no ownership interests, to crooks advertising in the marketplace with tens of millions of dollars of RE in their ad with no ownership, to crooks in the marketplace representing themselves as agents when they are not, etc, Remember: most of these guys are unlicensed operators brokering real estate without a license.