I will keep doing what has been working but I will tell you that I do agree in that I need to add new marketing techniques concurrently with what I am doing.

As @Thomas S. already pointed out, it's a technique used by amateurs that don't know how to manage rentals.One thing you have to learn is that tenants are not "good" just because they pay on time.

Could these companies be using secret landscaper techniques that maintain the integrity of the slope for 50 years thereby saving $$ in the long run?

Your technique of buying a property with an eye for rental in the long term is the way I've been looking as well.

I have learned many different strategies and I am trying to nail down one or two that I can focus on and master before I move on to more innovative and savvy techniques.

My question is what techniques are working for all of the "successful" investors right now.

That will get you in front of money with some decent inbound marketing techniques.

I paid Nate $3,000 for his program, which I was assured would be tailored to my investor needs....it was not!  

Success in any profession is dependent upon the execution of tried, proven techniques practiced daily to gain/maintain an edge with in your market.

Their claim, was that they would get the seller to agree to what was tantamount to a phantom down payment, or write up the PA for more than the selling price to cover the LTV on the LOC, the HELOC or the mortgage.I don't so much question the technique as I question the legality of it all?