I see 50% of people who get licensed, that do less than a deal a year, which is not cost effective.

@Vic HartounianDid your attorney say why he doesn't think single member LLCs are effective? 

I'll say from experience doing it yourself is not effective.

The larger you go up in price the smaller the buyer pool shrinks so can get a little better cap rate and also better loan terms ( more lenders compete for larger loans as it is less to keep track of for servicing volume and locations tend to be stronger for higher priced properties.)My clients sign exclusives with me because it is a considerable time investment on both sides to work to achieve the common goal of effectively finding the best property in the buyers range to purchase that meets their quality and cash on cash objectives.The STNL market is fluid and the good properties go fast ( typically in days to 1 week max).

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. 

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

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

@Amber Koontz 20 seconds can eliminate most properties.

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