What have you all found to be effective for you?

Having flyers, door hangers or post-it notes delivered and placed on the front door can be VERY effective, but is considered geographic marketing.  

This will allow us (my wife and I) to get accustomed to training our tenants and officially and effectively managing a property.

However its a VA loan which requires 4% at closing apparently and he wants home warranty, few other things included in closing costs i would effectively pay.   

@Mike Flora As a stand-up guy, you will therefore have no issue with making sure that when you do the deal with the "owner", you will have in your contract words to the effect that "I do not intend to occupy the property as a residence.

Once calculated correctly, it will have a dramatic effect on returns.- An investment must be judged over the entire hold period which includes the resale and NOT on a yearly cap rate or COC return projectionThat being said, I own plenty of $700-$900 rentals and most do very well.

A unique brand is also more flexible in case you want to change your strategy/location or if the "We Buy Houses" line stops being effective in your area.  

I'm still pretty green at this but I'm trying to be as effective as possible.

If your personal finances are not in order than what makes you believe that you will treat deals and the money it produces effectively.

I bet filling with dirt would be a lot cheaper and just as effective.