Quote from @Jonathan Glumac: I work for a MF Development Company in Texas and I want to get my realestate license.

I have a few companies I work with to lease units for their workers and I don't want to charge them fees - and I certainly don't want to auto email them anything.  

I know when you make an offer you typically specify how you plan on funding the deal.

Most lenders are going to be limited to 70% of ARV ($560,000 total loan amount) but that means they could fund 85% or a bit higher of purchase price + rehab ($560,000/$645,000 = 86.8%), which is solid.

I use one of the most expensive snow removal companies in town for a 16-plex that has 240 linear feet of sidewalk and 10,000 square feet of parking lot.

I do have a silent investor, but when it comes to securing funding, it often feels like I’m navigating it alone.

If leveraging equity feels too risky, you might consider using a portion of the equity to fund your next property while keeping reserves intact.

If they are up for renewal and you elect to non renew them you must stop accepting funds from the occupants after the lease expires (accepting rent after the lease expires may make it appear you have a tenancy at will agreement). 

I have absolutely no funds myself.

you can utilize a skip tracing company to get contact information for the owners.