the relationships your looking for are out there.

Focus on establishing relationships to obtain the funds to do your own fix & flips and/or buy and holds2.

Establishing relationships with local real estate agents who specialize in investment properties can be incredibly beneficial.

Built a relationship with him, he showed me his property around town.

Research or get referrals for RE brokers or wholesalers you specialize in off market deals and develop a relationship with them. 

We've primarily been focusing on building relationships with brokers, bankers, etc. but I feel like we need to take additional action and dive into the direct-to-seller realm. 

PMs do handle this, but speaking as a PM, if this is your only issue, just get a good handyman or lawn person and build a relationship with them.

Simple- exellent relationships with reliable and honest contractors.

If approach vendors from a 1-sided mindset of looking to squeeze as much out of them for the absolute minimum $ possible, that is called a parasitic relationship, and your only going to get parasites of vendors working with you in any duration. 

Taking a day and getting a few estimates is really the best way to understand if management is way too high or just reasonably high, and you just may find some great contractor relationships that save you $$$$ for years.