This year we had a 10 year tenant and an 11 year tenant leave only because we sold the properties.

Can anyone recommend a good real estate agent in Joshua tree that has sold to STR investors and familiar with str market and zoning? 

You Can Only Have 35 Non-Accredited InvestorsRule 506(b) allows an unlimited number of accredited investors but restricts you to only 35 non-accredited investors.However, there’s a catch:Non-accredited investors must be financially sophisticated.They must have enough experience to evaluate the investment risks.From the SEC:“Securities may not be sold to more than 35 non-accredited investors… [who] must meet the legal standard of having sufficient knowledge and experience in financial and business matters to be capable of evaluating the merits and risks of the prospective investment.”If you’re planning to include non-accredited investors, make sure they qualify—or you could be violating SEC rules.3.

I would build a very compact one bedroom or two bedroom, I can email you an example from our market that sold.

Here's some copy & paste stuff to think about...

The property sold the same day for $260,000, generating a $35,000 spread without holding costs or rehab expenses.

Might not have sold in original auction because there was too much inventory going through and the local investors that wanted real estate already bought everything they wanted.

Also, you are blind copied in on all work orders tenants submit.

And investors were like ya but it does not cash flow :)  3 years later those sold for 35k a lot.. 

When someone calls, tell them that property just sold but ask for their info and what they're looking for so you can alert them next time.