I have found a deal and am ready to pitch an investor, just not quite sure how to organize it. 

Quote from @Carlos Ptriawan: while S&P is performing way better, single home appreciation is doing good, so they're quite resilient even during recession.

As mentioned above, calling numbers on the Do Not Call (DNC) list is risky, but at the end of the day, enforcement is quite challenging.What you REALLY NEED TO WATCH OUT FOR ARE - litigators.

I then Issued a 3 day Notice to Quit last week, no response!

If so, consider that with a stock you have NO CONTROL whereas with your rentals you have quite a bit of control over how the business is run and how successful it is.

There have been quite a few "hot-headed" investors who came through and were unsuccessful.

if it's appreciated quite a bit sounds like you need to sell and move on

Assuming we're not interested in the same properties at the auction (there are quite a few), maybe we can work something out? 

I will add, with technology, it is quite easy for overseas investors to invest practically anywhere in the US.

It seems quite buggy and perhaps not worth the hassle.