This seems to be even more exaggerated in small MF in my experience where by traditional metrics, they're just not there unless you find that needle in a haystack.

This isn't even counting the 375ish (I'm exaggerating) credit unions just in Huntsville.

It's not a bad idea to sign up to their lists, but don't take their metrics at face value. 99% of the time it is exaggerated and unrealistic. 

Well, okay a bit of an exaggeration, but they are distinctly different skill sets.The problem is you believe you've already achieved and I'm not sure you could tolerate someone else being the brain of the operation.

If you find someone constantly sending you "deals" with exaggerated numbers then you know that's not a person for you.

Some people will lie,cheat and steal to do that....they will vastly over exaggerate an issues and blow it up as the end of the world to get you to drop the price.... 

There's something like 100,000 rental beds (maybe a slight exaggeration). 

It's a lack of understanding valuations of the profession as much as the property which is exaggerated by gurus as if the sky is the limit.

Marie Poe...rumors of your demise were greatly exaggerated! 

Exaggerating of couRse.