Hello,I need to sell an investment property that I can no longer afford.

I tend to adopt the same marketing philosophies of Fortune 500 companies: Does McDonalds or Lowe's have reps going door-to-door to market their products?

Strong submarkets are the ones where tenants can comfortably afford the rent without being stretched thin.

There is no logical reason on products.

I still had to bring $26k to closing in order to cover the down-payment, but I left closing with a $26k check from the seller to essential end up with no money out of pocket (in reality, I used the $26k to make repairs on the property).I know there are certain limitations on particular loan products that limit the maximum amount of seller credits allowed (6% for FHA, 4% for VA, etc.); however, I am using a commercial line of credit that does not have a limit on seller credits.

Caleb, great question, and built-to-rent (BTR) is one of the strongest long-term plays if you structure it right.Since you’re in Fayetteville, you’re actually in a market where BTR can work extremely well because the rents are stable, population is growing, and land is still relatively affordable compared to the big metros.

We’re seeing a lot of applicants with credit scores below 550, some with falsified income, and others with outstanding landlord debt who refuse to resolve it.A few lead sources that have consistently worked wellfor our community include Zillow (most affordable), Apartments.com,and Facebook Marketplace.

Many investors that's all they can afford or they are playing the volume game.

They are some sort of bot that positively talks about a product, seminar, or guru after negative criticism has been given. 

You could do the hard money route and then refinance into conventional product and house hack from there.