IMHO you need to cultivate relationships with as many as you can because none that I know are able to run right to you when you want them to.

Also, do you collect the rental history in order to know what the property owner has Grossed/Netted in the past, or do you use an expense ratio that you've cultivated over previous experiences?

Wouldn't it be more cost effective, "time management wise", to do the "work" necessary to cultivate one or two "small guy" painters who can handle those interior repaints for you?

I guess I'm still sort of a newbie, but I think learning how to say "no" or "I'll think about it and get back to you", rather than making promises you can't keep--whether to tenants, sellers, or whomever--is a good skill to cultivate.

I agree that the best deals are the off-market ones that you have to dig around to find and work on cultivating though!

When you're a newbie the only thing you can really offer is sweat equity or work as an employee in a real estate profession to cultivate your skill.

Mine does, but I've cultivated that relationship over years. 

To generate deal flow, you need to cultivate relationships with brokers and, if possible, with other owners as well.  

I meant no disrespect just with me being new here as well, wanted to ensure that we are cultivating a helpful environment even if that means only responding to part of someone's post positively rather given discouraging feedback.

It takes time and effort to cultivate those relationships.Also be aware that private money lenders are going to want high single digit returns.