I got the lead on these properties before they have hit the market and the sellers want to keep it quiet, in order to not disrupt the current tenants.

That way a landlord buyer can make an informed offer with out actually walking through the property and we only have to disrupt the tenants life to (1) take photos and then (2) have the buyer inspect the property prior to closing.Now before you list, you might put them here in the Market Place and find a buyer, no agent needed.

Not trying to be inflammatory, but I'd be very surprised if the HML industry survives the disruption that's beginning with the crowd funding sites.If you've got net worth, money to invest, and want to hold real estate debt (or equity), look at PatchOfLand or RealtyShares or any of the others.  

Partying and disrupting?  

When I used to sell way back in the day when i wasn't yet an agent, despite the 'Principals Only' warning boldly plastered all over my FSBO listings, agents nevertheless lined up at my doors with the usual pitch even when notified in writing to cease communication, still wanting ERTS, throwing fits and all, sometimes even disrupting my open houses under the guise of bringing 'buyers ready to sign' that were 'on their way'  yet never showed.Granted over those years, there were 1 or 2 out of dozens upon dozens agents who were up for the challenge to compete with my own offers, but most others were just too greedy or whatever and just would reiterate the holdover clause like parrots, pretending to not understand holdover clause is why exclusive agency without right to sell remains a viable compromise and formidable challenge to truly measure up to.have you as investors (and/or as agents) ever had similar gripes with stubborn/aggressive agents who yet weren't up for the challenge competing with the owner(s) themselves to find the best offer that successfully closes?

I realized this when I was taking a required class of Boolean Logic and our primary assignment was to google search stuff, I no joke started laughing so much from back of class at what a joke it all was I had to remove myself into hallway to stop disrupting the lecture.

Most are so thrilled to be moving in that they will deal with the lack for awhile and the installation disruption cheerfully.

The name of the game here as a small potato investor like myself is still taking advantage of legislated market disruptions, whether it be rent control, ADU's, or supply constrictions.

if they do nothing else in real estate buying a home and paying it off is the best thing they can do instead of renting for 30 years having no deductions and having someone tell them how to live and or disrupt their lives when someone wants to sell ( mainly a SFR if they are renting).. they figure it out.. at least in high priced areas end of 30 years they maybe sitting on a 1 to 3 million dollar property free and clear or at least 500k.. or they can pay rent all their lives and have nothing. 

These processes and the whole closing costs are yearning for a disruption.