DM if you need the referral

The net effect is that the money is out for less than 30 minutes in almost all cases (exception would be end of month when the title company has in influx of deals, but we're also in an ABA with them so we tend to get taken care of very quickly even during those times).3.  

Your earn it in this business and once you have some years in and your getting your business by referral like she does it does get easier at least on the marketing end she has not advertised in say 20 years all of her business just comes to her based on her quality of work with her clients. 2 years ago she was number one agent out of 600 HUNDRED agents and she does not have a team..

This range tends to attract both flippers and buy-and-hold investors.Rental Market Health: A strong rental market can also be a good indicator of investor interest, especially if you're targeting buy-and-hold investors.Research Local Regulations: Make sure to understand the wholesaling laws in any market you’re considering.

Since the LLC is in your name this is what I would do, but I tend to take a hard line, check with an attorney, even if its just a one time consultation:1. 

Sometimes as well properties that come furnished tend to be a turn off espeically if it isn't a short term lease.

Not being able to get a vacation loan is hard because you have less leverage, I would try and find a 15% loan for the same reason (more leverage tends to be the way to go in my opinion).

Many agents can refer you to a lender themselves, so should I get an agent first and use one of their referrals?

I'd suggest you start asking other investors in your market for general contractor referrals- people who do quality and reasonable work on rental properties in your market.

For those who have run or participated in referral programs, what strategies have you found most effective?