I am not trying to start an argument about the value of a Realtor or accuse those of you who have taken years to cultivate relationships with your clients of being overpaid. 

Just put in my first LOI on an off market opportunity brought to me by a broker who I have cultivated over the course of a few months.The suggestions above are excellent especially:-Have a 1-3 sentence elevator pitch for what you are looking to purchase -Know the sub markets well enough to converse. know which ones you are targeting and why.

I just started my own LLC and in wondering where is the best place to cultivate it.

It is more difficult to form opinions on things like what their car looks, if they look you in the eye, and their general demeanor, as they have had classes in the Pen. on how to behave, or have cultivated certain habits or manners to further their criminal activities.Almost everyone deserves a second chance, but I believe they need to earn that chance, not just expect it as a matter of course.

In an ideal world, you should be cultivating a network of potential private money lenders and/or prospective investment partners before you find the property.

I finally feel ready, as I am at the cusp of paying off all my student debt and other mistakes of my early 20s, and cultivating good behaviors of savings, watching my budgets, etc, mentally undoing years of bad habits developed from financially unsound parents(not meant in a negative way).We want to buy a 4plex, live in one unit, house-hack, and do the whole deal.

But trust me when I say this is a relationship worth cultivating (and keeping to yourself!).  

Social capital has real risk mitigation value for both borrower and lender.I'm not saying you can't run across someone who will or cultivate relationships so that people will lend at 8% in second position, but it's hard to scale that way. 

Cultivate a list of honest plumbing, electrical, and handy people in your area.

You NEED to cultivate those relationships, build your legacy.