By new, i mean I've been canvasing my local area trying to generate leads outside of my 9-5 and am still trying to close my first deal, new.

He hasn't raised rents in a few years so that's what leads me to believe I can get market rent for it.

Working on a wholesale lead in West Memphis, Arkansas.

It can take a while to sink in.Shorten the lead time and pay a really good, experienced CPA to explain it you.

This leads to frequent move-outs and escalating costs of ownership.  5% for maintenance and 5% for vacancy do not even come close to covering these costs.When companies are competing to see who can race to the bottom first (lowering prices and selling property cheaper and cheaper) they have to cut somewhere in order to make a profit.  

I honestly dont plan on it generating a profit with the entity.

I’ve heard about various methods like “Ghosting” and staking out auctions, but I’m wondering if there is some program I can purchase or company I can hire to generate these buyers list for me?

If they don't, you don't give them any more leads.  

@Deborah Burian What is the best process to pull these leads?

It has high valued comps and there seems to be a great potential for a good ROI.The goal for me (and many others I assume) is to lower my monthly expenses while generating as much passive cash flow as possible.