So I'm always able to offer a lower rates and fees and still make a decent living.

I have to think this is not his software but a white-label offering.

For this reason, I would take inventory of the local banks within your target markets that offer financing options that best serve your real estate needs (again, usually the smaller local banks), and build depository relationships with them.

Cities like these offer untapped potential without the intense competition found in larger metros.3.

We offered our impacted tenants a hotel room while we were awaiting repairs, but both tenants decided it was easier to stay put. 

The 1031 exchange is a federal tax code and is not state specifc so you can exchange in and out of any state and in and out of any real estate investment (no flips or stocks).

If everyone uses your tool, and everyone gets the same answer and places the same offer, then no one has any competitive advantage.

Hindsight Critique•Continue to build relationships to increase deal flow•Property manager (Mercer Hughes) is critical to completing renovations and quick tenant placement•Continue to build relationships with private lenders and personal investors•Have cash available to make quick competitive offers Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

Quote from @Miguel Del Mazo: Nick and Nicole are offering great advice. 

In speaking with our insurance agent, we decided not to make an offer.