Don't over think it. If you have a deal just call buyers in that area and tell them about it. Make sure you know the ARV, the location (including main streets around it), the condition of the property and just tell them about the deal and be prepared to answer questions. Don't try to "sell" the deal, just "tell" the buyer about it. If they aren't into that deal ask if they want to be on your buyers list for future deals. If you don't have a deal yet then don't focus on the buyers, work on getting the deal and the buyers will come.
P.S. Local facebook groups for investors is a great way to start to build your buyers list. Again post your deals and the buyers will come.