Your buyer pool is essentially reduced to cash buyers, and a savvy cash buyer will figure out why they are the only offer on the table, and reduce what they are willing to offer in turn (since they know they can't refi to pull the liquidity back out of the house for redeployment elsewhere).

Have heard some PMC's allegedly offer other agents a ridiculously small amount like $200. 

The final rate that was offered to you was 6.5% at a 30 year fix.

These banks are the OG DSCR lenders and will generally offer the best rates and terms.  

They sound very knowledgeable and I am interested in jumping into the customized course they offer. 

Landlords mistakenly ASSUME all PMCs offer the exact same services and operate the exact same way, so price is the only differentiator.So, the first question they usually ask a PMC is about fees - instead of asking about services.This also leads them to ASSUME simpler is better when it comes to management contracts.

Multiple offers situations are the rare exception, not the norm.

He also offers coaching where you joint venture on deals.

It's hard to say offer amount without knowing the rehab part since that could blow this out the water.  

LLC "A" has a commercial property, no loan/debt, with a 15 year NNN left on it valued at 5-6 Million (recently a broker offered us this if we were interestd in selling).