What is the Best Way To Find and Train Bird Dogs That Don't Suck?

[Jeff G.]

I have worked with bird dogs in the past but mostly my experience has been underwhelming. Bird dogs that submit a few deals and go away are fine, even if the leads don't initially pan out. That's life. I chalk that up to someone working their natural market (friends, family, neighborhood) and seeing what they can get out of it.

But when I post a CL add for bird dogs I usually get a lot of "applications" from people who really don't follow directions and wonder why they don't get their ~$1,000 finders fee. What's the most effective way to build and train a team of bird dogs that are reasonably effective?