Rent should be set in advance and advertised as such.

However with one test of a "FSBO" advertisement in the local paper or craigslist you will find your buyer demand and what they will pay for a 2 and 3 bedroom in your area.

We cooperate on advertising.

Just use your downtime prior closing to plan the reno if applicable, figure out ideas on how enhance curb appeal, and prepare for marketing/advertising.

They can built into the rent - just be sure to advertise which utilities are “free” so the tenants don’t pass you up when comparing your slightly higher with another apartment that separately meters. 

I'm having trouble understanding the owner as English is not his first language, but he seems OK about doggies all over his property, is happy for me to fence in his yard and there are some nice big signs on poles for advertising.

Plus when you do good work they are your best advertisement 

Before I do that, I had a couple things I was not sure about.When working with a hard money lender, the typical advertisements that I have seen indicate that they will determine whether to do a deal or not based on the property, meaning, I have to find the property first, then they will determine if they fund it.

But if you read the pertinent section, once you start advertising the house features, you’re in violation of the law and they have been pursuing some of the wholesalers. 

Please do not advertise your services here.