I do buy and hold and have never marketed for my own deals because its a lot of work, I already have a full time job,  and I have multiple other deal sources from others who do the marketing and am willing to compensate them for that time/effort.

In general, I believe 7 to 10 days for non-emergencies and 2-4 days for emergencies is reasonable effort.  

unless someone is in a super hot market, a buyer should only pay for existing tenants and income. if you as a buyer are doing all of the rehab and lease up to get the building full, then you should get the benefit of the forced appreciation from your efforts. 

I had been in touch with lawyer for bank pre-auction in effort to try to purchase but he couldn't do anything then...maybe he can now?

That hardly seems worth the effort.  

(Later on there are plans to execute buy/flip deals in addition to our wholesaling efforts, but that day is still to come.) 

So I suggest that the purpose behind most property marketing is to motivate people to take the time and make the effort to visit, see the place in person and, of course, to meet you, the agent or seller.  

I am always willing to put in the work to get things done but need some guidance as to where I should focus my efforts.  

For those who are not lawyers, it may be an effort to ensure they are not engaged in the unlicensed practice of law.

You'll learn a lot here by talking shop, if you keep making the effort to contribute you'll get plenty of feedback that way, too.