Both agencies have received reports about RAD in the past.

Does anyone have a recommendation of a national collection agency that is effective?

Before Space-X the US was reliant on Russian rockets and the Russian space agency.

Figure out a question set that helps dive into their expertise as investor-friendly agents, ask about their experience in the investment real estate space, and have them send you a few properties that could meet your goals to show that they can provide quality properties for your to analyze (hint: this is also good to see if they overpromised on their market [ex - Raleigh for cash flow]).Also with the new lawsuit, any agent that knows what they're doing will require you to sign an agency agreement prior to viewing a home.

I wanted to be absolutely sure I had complete agency and that I knew how to perform my own analysis over various situations.

Real estate agents and agencies will always tell a client to buy, and it's always a good time.

The typical fee they charge up-front is $4,000, but they were able to get $5,000 out of me because I was new and nieve to the commercial lending agency. 

Also, be sure to check with the section 8 agency managing the tenants - sometimes if you pass on an additional cost like that they will no longer be eligible to live there if the rent and utilities exceed what they were approved for.

@Jaren Taylor, not sure if this is why you talk about raising all cash, but given most deals are trading in the 5% cap rate range, and agency debt is 6.5% while balance sheet debt is closer to 7%, I whole heartedly agree that all cash is the ideal capital structure for many properties today, if your goal is to maximize overall returns for your investors.  

I sold the one 3N property I had that was occupied by a Government agency where the lease was up in 2026 when I read the Republican agenda for 2025.