You need MLS access, local association dues (SRCAR) CAR, NAR dues, E&O insurance, lock boxes, SUPRA key access, signs, cards, desk fees (Varies between brokerages) etc.Then you will have a brokerage split for each transaction, say 70/30 for an example. 

I started collecting coupons and discounted HD gift cards to soften the blow.

One way I find them is everywhere I go I try and talk to as many people I can when I'm out and about and hand each person 4 business cards and tell them what I do.Hope this helps you

Be sure to just talk to others, get their business cards (and of course, give them yours) and then when you find that great deal, send it out to the investors you know.  

I'm getting post cards from realtors every day to sell.

I was excited to  start using SmartMove and used coupon code : bgrpktsstd Which showed a free credit check by a landlord ( see attached picture) After checking my credit card I was charged $35 dollars.

Make business cards, flyers, make a Facebook page, get a business phone number and start from there.

Many times they will have a place for contractors to place their business cards. 

@Peter Beardsley flash cards (not actual paper flash cards, there’s a flash card app) and lots of practice tests/quizzes were very helpful for me.

Keep your check book and credit cards at home.