For example, say I have a foreclosure, or expired listing lead that I would like to find accurate phone numbers for for prospecting.

Using these parts of local zoning can lead to potential deals.  

I've tried a couple - truepeoplesearch, white-ages, property radar, leadsherpa, batch leads...Some services are better than others, but it is a numbers game and you also can cross check between different platforms.

What worked for me was focusing on building strategic relationships with top tier people (quality partners) who could complement what I brought to the table—sales, management, and execution.When you are approaching sellers for creative financing, leading with a clear value proposition (and CONFIDENTLY) is key.

Is Real Estate Bees a legitimate and good source for leads? 

It may be helpful:I can give you some general info on insuring the property:Here are some things to look for from an Insurance prospective:1.Any in-ground tanks (active or inactive)2.Any Knob & Tube or Aluminum Wiring3.If built before 1978, does the building have Lead Safe certifications4.Any wood stoves or secondary heating units.

Until now I hasn’t considered that the shut down of Tik Tok would potentially lead to a consolidation of viewership.

For example, if your purchase price was $300K and the FMV at gifting is $500K, the recipient's cost basis remains $300K, potentially leading to higher taxes upon sale.You and your spouse can gift up to $38K annually per recipient (under the annual exclusion) without reducing the lifetime gift exemption.

You can learn to do this independently or get a rockstar REALTOR to lead the way.

I lead our DST due diligence within our RIA, and what you are experiencing is unfortunate and rare if you have the right sponsor.