The method we used for eliminating them is unlikely to be acceptable in town. 

I believe that is the investor's job, but please correct me if I'm wrong.

First off, I agree with @Brandon Hall, it should be the BARRR method! 

List it at the correct price point, and your p/s will be subject to lender approval of the sales price.This process can take a long time to complete. 

It's all about repetition for me, but that may be a method that only works for me.

If you are finding 23% CoC then I would recalculate your numbers just to make sure and if it is still correct, run and jump at that opportunity!

I have purchased via owner financeI have also sold via owner financeYou are 100% correct no need to get a real estate huge waste of your money as you said Get a real estate Atty YOU pay them.

Maybe a postcard to half, letter to a third, post card to next half, letter to next third, new post card to first half etc.Max your budget and rotate message and method each month.Good luck!

@Vlad K. is generally correct, however he may have missed the fact that you're talking about rentals.

It looks like you would be all  in at 76k, if that is correct, There are a few lenders out there that will do this type of deal.