I have also bought from a neighbor and such but unless you have some boots on the ground, your best bet would be finding a realtor you like and/or search the MLS. 

I bet the filter is clogged 

She has been trying to BORROW the funds she needs $550K to pay off the Husband and another $300K of additional funds (Totaling $850K) so that she has the EXTRA borrowed funds to be able to make 2-3 years of payments on the financing (versus raiding her retirement account).

Probably not a great bet.

Your best bet is definitely going to be a small credit union or regional bank in that area. 

Not interested in doing a 1031 exchange.With regards to taxes, what are the advantages / disadvantages of selling all of my rentals in 2025 versus one or two at a time per year. 

I would focus on finding a local insurance broker versus going to one of the "captive" shops.

Other than that, it's a very landlord friendly state, rents are on the low side but price points are perfect for a new investor to get into versus say the west coast or sun belt.

If you interacted with persons in trying to understand there quoting as you communicated here, no you wouldn't get much for answers because it's demanding, condescending and with hollow threats, nobody wants to deal with that BS or person so of course they blow you off, I bet you'd blow that person off too. 

If you want formalized training, your best bet is to take a course and then network like crazy to get in the orbit of other successful syndicators so that you can see how they operate.Here are some resources:Value Hound Academy with Craig HaskellSyndication and Crowdfunding WorkshopGene TrowbridgeJillian Sidoti