You should include management fees, even if it's self-managed.

We're just about shovel ready so any help/direction you can provide would be much appreciated, thx!

Closing costs: $3515 (3.5% down on FHA)Conventional 30 year @ 3.25%Income: Current rent: Lower 2BD $800 (rented MTM but I think I might be able to get $900)                     Upper 1BD $500 (I would occupy upper)Market Gross rents: $700-1200 2BDMonthly liabilities: Mortgage (P&I): $399Utilities: $150 Vacancy: $65 (5%) CapEx: $65 (5%) Insurance: $90 Repairs: $65 (5%) Property Management: Self managedProperty taxes: $408Total expenses: $1241Monthly cash flow~ $58.64/mo (Unless I can get $900 for rent then it would be ~$145/mo)My current rent is ~$500/mo with utilities.

Only Redfin obtains listings directly from MLS because they are registered as a broker in each county they do business in.Most techies do not understand that real estate is a relationship-based business.  

Just to name a few.. you could do direct mail, craigslist, driving for dollars, social media, SEO, bandit signs.

If you have already turned it into a rental, your bank may require 70%-75% Loan To Value (LTV) or 25-30% equity (same thing looked at from different directions).

Currently have a lot of investor clients who range from a new investor with one condo to large commercial clients with multiple apartment complexes and commercial buildings.Not sure where to start, so I figured coming in slow would probably be the best bet and gather thoughts about what direction to go. 

Advertisements include looking for or offering deals, services or funding or self promotion of any kind.

Thank you @Kenneth Dai for pointing me in this direction and welcoming me to BP!

I am ready to take action and put an ad on Craigslist and eventually sending out direct mail to wholesale.