Best of all, it’s entirely passive and the best way to leverage your capital.All of the other strategies are time intensive and you are in effect creating another job for yourself so consider time spent when calculating return.

I've been trying to locate a guide of sorts on creating an effective marketing description for a property. 

If you're looking for Class A you need to be VERY selective because everything is priced to perfection and there is a lot of construction at the higher end of the market.

In the residential world if he told me that Jan 15th....the increase would not go into effect until end of Feb. 

Here are some recommendations for you:Find and connect with other BP members that are in your area: https://www.biggerpockets.com/search/usersSet up keyword alerts to be notified of the topics that interest you: http://www.biggerpockets.com/alertsRead Beginner’s Guide: http://www.biggerpockets.com/real-estate-investingCheck out BP Podcasts: https://www.biggerpockets.com/podcastIf you wish to tag someone in the conversation on the forum, type @ followed by their name and then select the name of that person which should appear below the comments box.

Networking, if done right produces a snowball effect where new leads generate even more leads and it goes on exponentially.

You need a tenant selected and a written signed lease.  

Perhaps sharing the calculator was not effective method -- I'm still new here.

I am looking for advice on cost effective options to rehab a place that I just got accepted on. 

I’ve considered that option and will do that as a last resort, however I think that hiring someone (yes an independent contractor) would be a more cost effective and likely a more effective overall option.