For cold calling I would like them to speak clear English and not obviously sound like an out of the country call center.

I frequently speak with folks who are finding out that:A: They have a partial claimB: The partial claim amount is astronomically higher than expectedC: HUD failed to record their lien (not as common as A and B) and then was forced to pursue the homeowner after a saleSince FHA has been basically pushing everyone they can into a loan mod per "Covid mortgage rescue" plans, these will be an ongoing issue for many years to come.

If you want to try lending and do some buy&hold, then 1) find an experienced HML/Agency and lend through them a few times (they should be able to get you a decent return even after fees) & 2) leverage an experienced syndicator and join their deal as a passive investor - you can always learn about syndication through this "back" door if you will, while making some passive income and enjoying tax benefits of buy&hold investing.If you'd like to speak about it further feel free to PM me.Good luck!

Fewer banks willing to give credit for imputed equity even if generated through heavy lift entitlements. 

Had very interested person who is an adult female almost 40 with no employment history to speak of (acting in plays, etc) but nothing for several yrs living with retired Dad. 

Landlords tell themselves it's "guaranteed rent" but that's not true and a lot of the tenants come with "guaranteed entitlement" or "guaranteed turnover costs" that will cost you more than any increased earnings.Some people do very well with Section 8.

Have you already used your entire entitlement?

Trust me.That's like me saying "I'll speak Spanish once I get more confidence speaking Spanish."

I can't speak for all agents, but because I primarily work with investors, I occasionally get my hands on off market properties, insights, etc.

Louis and now live in the Metro East (I tell people I'm bi-lingual: I can speak "Missouri" and "Illinois").