Why would a seller pay someone a fee rather than just market their property directly through an on;one property listing site? 

They go over what she calls the enemy method which you can also Google and see videos on.

@Alan Verdea couple things: 2-4 units are typically valued on comps. 

Focus on understanding financing options like FHA, conventional, or creative strategies, and practice analyzing deals to build confidence.

I recently started the process of doing a cash-out refinance on my single investment property.

Good call on me being stymied with selling due to lack of HOA documents as well.

@Josh Otero some ideas:1) Key ALL the locks on each SFR to one key, including garage.- We used to buy locks at Home Depot and just swap handsets, but now use a locksmith for same cost.2) Get rid of handset locks (use passage knobs) and only use deadbolts.- Two locks on a door really don't provide any additional security.- Cheaper as only have to rekey/replace deadbolts.- Tenants can't lock keys in their home.3) Our locksmith created a Master Key system with 10 key option.- One master key opens every door- We go 3 levels under our master, so we can submaster 2-4 unit houses and apartment buildings- Don't need a costly and difficult to secure & track keybox.

I’m afraid your snail mail marketing campaign fails on all four criteria.The successful wholesalers I know agree that a MINIMUM of $10,000 PER MONTH needs to be spent on marketing/advertising to have enough “deal flow” to ensure a viable business.  

I wouldn’t put too much blame on the lender, as this is a seller issue related to the title.

Here is a list of the Chicago events on BP: https://www.biggerpockets.com/forums/517/topics/1230201-look...You are definitely on the right track.