There is nothing like external accountability, at least it is key for me. 

Without those external pressures, people are not doing large discounts or just want to list and get a bidding war with homes that need repairs.

I personally work with over 40 handpicked lending institutions.

Also if it is within distance for you to do so there is nothing preventing you to drive the neighbor and take a look at the property current state and take external pictures for yourself without disturbing the tenants unless you are and out of state buyer to the property.

I am trying to fine tune this without the use of external tools.

I have backed out because of issues that came up with the inspection, negative external factors, detrimental comps showing up, etc.

I want to own real estate in areas that are clean, being improved by myself and other investors, where there are not a lot of negative external factors, and where the demand is higher than the supply.

Only sellers who HAVE to sell or are foced by an external factor will be motivated enough to negotiate.Now we basically have arrived at a market that goes sideways - prices flatline.

This process has been more internal, than external, for me so far, but I feel like I am in the place I need to be as I start this journey.Thank you for all of your links and resources.

Look at the relationship as one of an external partner that provides value and not necessarily a cost-center.