In turn when I'm out making offers and trying to get deals if they decline I mention her and give her contact, maybe they list with her in the future. 

You as an investor have the right to make the contract, it is your money, but us contractors also have the option to decline it.

I once did and the PM actually offered a refund if I wasn't satisfied, but I declined it.  

Since the price we negotiated was below his break even he declined a commission for me and I agreed since I was getting a stake in the property anyway.

Apparently, they had discussed filling the vacancies but the current owner declined because she doesn't want to be a landlord.  

Birmingham has experienced some decline in growth but seems to be on the rise!  

Declining?

IF your flip does not work out like you plan, if you run into unforeseen problems (see Occupants from Hell thread), if the rehab takes longer or if it does not sell or your market sees a steep decline in value the you get hit twice.First your investment property does not pay off as planned and second your LOC lender keeps calling and asking for additional or larger payments ... or worse, forecloses on your personal residence to make good on the LOC at a time when the value of your residence and your investment property are low (underwater).If lenders require additional equity in your investment property, look for another lender that will make a higher LTV loan OR look for someone who will partner with you on your investment property.Good Luck

It has not declined but appreciation is something that I can not factor into the equation.  

Interesting, yes, this would be a good introduction for declining the application unless of course 20% down were to occur.