I search for agents on Facebook groups of investors from the target market.

Or 0 for agency debt 

In a market that is coming back, where there's still plenty of low hanging fruit if you know where to look, it is not at all in my best interest to point you to the honey hole because that means there's less for me. 

And talking to mortgage brokers I am hearing comparable for agency loans. 

No one is going to serve up an amazing deal on paper just so you grab the low hanging fruit. 

I have signed up for Agent Pro 247 and have started looking for listings to build a seller's list.

But the only real low hanging fruit besides paint, lighting and wall fixtures is the sink, I hate those "cultured marble" ones.

The reality is there’s a place for agents and industry standard business practices as well as real estate investors wholesaling and fixing and flipping and most importantly Fixing the properties that are improving the neighborhood substantially.

Although it's "garbage in, garbage out", as long as it is used properly, regularly, and in good faith it meets the contemporaneous records requirement for mileage.One of the lowest hanging fruits in an audit is disallowance of mileage which is not supported by contemporaneous reports, or for which the reports don't appear to be contemporaneous. 

But do not try and negotiate price based on these findings, because as stated price per square foot is not a useful measure to valuate real estate, meaning other strategies of negotiation will be more fruitful.