This also protects my downside risk because I could very easily lower my rents if I had to in a market downturn and compete vs. being forced to sell because of losing money. 

Some investors may be turned off by this b/c it means they have to compete with the open market, others won't care.what are my goals on the cold call?

“Josh, I feel you on this one—it’s a tough spot to be in, but let me tell you, these situations are where the real players in this game prove their mettle.

you are competing against other investors spending thousands or tens of thousands of dollars on marketing every month. 

The relationship between a broker and real estate investors is built on trust, transparency, and a mutual understanding of goals, which ultimately leads to successful transactions and long-term partnerships.Firstly, a competent private money broker begins by understanding the unique needs and objectives of the real estate investor.

The “I helped the seller by a sub to purchase” and the “you screwed the seller by a sub to purchase” are both correct AND incorrect.Because it depends on whether the seller was provided with a full disclosure of the ramifications and possible consequences of entering into a sub to transaction; whether the seller is mentally competent to understand the ramifications and consequences, and whether the transaction is accomplished without lying to the lender.

I don't need to compete against other investors in my stomping grounds... lol we will be neighbors need month more than likely

Pressure test is not on the table anymore, mainly due to lender's inability to communicate.My realtor is just trying to work with what we are getting from Chase and trust that the underwriter, appraiser, etc are competent enough to see that this is a good deal.

However The barrier to entry in the REI teaching business is very low and a lot of bad players join the game.What you describe led me to come up with Ned's Rule of Gurus.The quality of an REI course is inversely proportional to the price

I have spoken to my neighbours but they do not know who the HOA board members are ( it is a large complex with 100 + townhouses).It is very strange but it has not proved to be a problem in the past as the management company deal with the properties externally ( eg painting ) and the common parts and have always done so competently and individual oners deal with the inside of the properties.They are now proceeding with the painting without doing anything about the termites.