If you're going to be a leading partner - you'll need to be a decision maker. 

Your SBA lender will also be a good lead since they can cross collateralize the loan.

Most your leads are going to be investors who want a steep discount anyways and they may factor in the savings in commissions (meaning you technically aren't paying but it is still factored into the price). 

I'm working with the City of Kansas City on determining the highest and best use, which will hopefully lead to building 1-3 new multi-family structures (ideally duplex, triplex, or quadplex).

I have currently 250 leads but will ramp up to 1000 new leads per month. 

Most Turnkey providers only do the bare minimum to maximize their own returns, which can lead to issues down the road.With Value Add properties, you control the rehab process.

Flipping always seemed more risky and STR is riskier as well though it can be more profitable it can lead to serious losses. 

Consequently, we do our best to bring in organic leads through our web and social media efforts. 

However, the substantial price increases and lack of inventory have lead me to start buying tax deeds, which Georgia is a penalty state offering a 20% (non-prorated) premium. 

Some people like to sit down with a mixed drink to do this but on long contracts that might lead to some other issues.