I will say a lot of the off-market deals you find are advertised with really bad ARVs, rehab numbers, etc.

The VERY HARDEST part is setting the price and advertising.

It refused to serve blacks after the Civil Rights Act was passed, on the grounds that it was a local business, served one intrastate locality, did not advertise across state lines, etc. etc.

I'm advertising a 1 bedroom house (450 sq ft - half sheet vinyl / half carpet).

Listing Agents will just not be allowed to advertise the co-broke that they are offering in the MLS, but they will still offer it most of the time, it just won't be advertised in the MLS.

Now, our Reg D 506c offerings allow advertising and general solicitation, almost all our new investors learn about us either on line or through an existing investor5.

I’ve seen a few advertised at 2% recently and one with 0%, but they were really crappy listings with basically zero marketing or effort that went into the listing, and they haven’t sold even after several big price drops.

If you're aggressive with the advertising it could be done much sooner.

If the taxes still are not paid, the property must be advertised in a news publication of general circulation within the county stating that unless taxes are paid, the property will be sold at public auction and where and when the auction will take place.

I think you're onto something...that VRBO is not currently investing much advertising spend in your market and is instead focusing elsewhere.