A CPA that understands real estate is gonna be your best bet to get all this figured out. 

Your ROI is undefined, since you are dividing by 0 (no cash in).Your best bet is to find some cash to put into a deal.

Your best bet is find a local investor club and network with the guys and gals that are currently doing deals in your area.

Here's my take:Yes a self directed IRA is a great bet if you have a substantial amount of capital there.

Faced with the decision to buy a bunch of less than $100,000 properties in Ohio (for example) that may cash flow $300-800 per month versus a $300,000 property in an appreciating market like Portland, that only cash flows $100-200 per month, I chase the Portland property because in 30 years the value will likely exceed the cumulative cash flow over the year .

Given that, $440,000 felt like a safe bet.

If you absolutely have to get out of there, using an agent is going to be your best bet.

I think refreshing your Craigslist add is your best bet and maybe hold an open house this weekend.

Agree 100%, but I would like to add this:I bet you asked a lot of the same questions when you were a Newbie.  

@Kyle Anderson,That's my thought, but I have been managing my properties for over 8 years and am at a different stage of my life willing more to bet on myself. a while back realtors wouldn't speak with me either, but I can tell you its because the market here has made such a change they feel that they know what can be done and what cant.