(some of this was HOA dues, property taxes, so not closing fees per say) Needed *nothing* but $100 worth of L.E.D lights.Property Manager advertised the rental for 2 weeks - we got less applicants then anticipated buy 2 were strong.  

(That didn’t last very long. ) Some contractors include materials.

Roof/hvac ageWeather conditions/damage/snow removal/landscaping/salt waterSiding/roof materials (cedar vs stucco, asphalt or rolled versus tile.)Landlord/tenant friendly state  And, as you pointed out, property price. you want to lose money?

Unless you have some material insight into these areas (like you live there and have an 'insider advantage') I'd stick with more time proven locations. 

I am not saying that I do not advocate for good craftmanship and materials, but there is a point where you can go overboard and see no return on the additional investment.

Facebook marketplace there are always people who are advertising their services.I would talk to other friends or fellow investors that you know personally.

What would the best way to advertise...websites, companies, organizations etc...

And I know almost nothing about good roofing materials.

Contact advertising mortgage bankers and as for referral if they are not hiring.

Your monthly advertising budgrt maybe >$1k or more, mine is.