For me, it's the "One size fits most" part that made me spill my coffee.

They might give them to you before to make sure that you actually perform a physical inspection so that contingency would be removed from the offer.

I’m in the process of signing-up for a QBO account because it seems like the best fit for my needs, and would like to avoid running into what you ran into.

As far as occupancy, HUD has a Keating memo on reasonable space, our local apt association suggested for some guidance on how many could reasonably fit in a space (not just looking at bedrooms).  

While it is important to take the seller into consideration, you need to make sure it fits within your parameters first. 

As for an area that fits that criteria, I would point to tennessee. 

I always came across Nancy Grekin and she seems like a great fit.

Anything you guys have found that fits that bill?

Right now buyers have more leverage so you can find deals and properties that fit.

I specialize in investment property loans, and I’m happy to help you figure out which loan type would fit your strategy best.Also, regarding your question on meetups—there are some great real estate investment clubs in North Texas (Dallas REIA, for example) that host regular networking events.