3) How much do I need to invest in advertisement sites and other miscellaneous. 

I have a buyer that is interested in purchasing the property by putting down FAR more than the standard 3% that I ask for as an option fee, and then setting up an owner financing situation to pay the rest off, rather than doing the advertised lease option.So my question is this: Is there a way that I can structure this deal, being the 3rd party in the transaction, in which I can legally make money on it?

I've noticed a real uptick in complaints about this lately, but that's purely anecdotal.PPCPPC, or pay-per-click online advertising, is the newer kid on the block, although it's been growing quite a bit due to some prominent adopters (notably Sean Terry, the guys at We Buy Houses, etc).PPC has two fundamental strengths: speed and objectivity.PPC is one of the fastest marketing channels there is, and it's raw speed allows you to launch into entirely new markets in around ten minutes or so.

along with the 6% PM fee ( which is low) does the PM include advertising fee and what about leasing fee?

See if you can find a private lender advertising that rate or lower.

Many of the ads, though, are straight to voicemail phone numbers, so if you can answer the phone and lock something up before they call anyone else you can make it work.Thrifty Nickle is another, but I did not have any luck.I also have advertised in Coffee News (the little free publications that are available at most breakfast spots in the area) to decent results.

One good trick to see how well the online part of your advertising is working, is to go to a site that lists rentals in your area and come up with a list of a half dozen or so properties that are similar to yours.

You’ll probably find advertisements for them in Marketplace.If you don't want to do that, than consider investing in training.

Experienced product, technical and business professional working in digital media, advertising and marketing for the past 15 years.

More often than not though we see deals advertised as "Oak Park"  but it's actually in an adjacent area.