Quote from @Min Zhang: Hey Kearsten, welcome to BiggerPockets!

Over the past 4 months I sent out about 3,000 letters to a semi-targeted list (2% reponse rate), made 1,000 cold calls (25% response rate), had multiple investor friendly realtors looking for oportunities, and of course checked zillow/realtor daily.

For the past decade, our team at Rent to Retirement has been helping investors navigate this process effectively with BP.

I closed a cash out refi this past week at a miserable 8.25%.

That is actually pretty common, although the law regarding filing the tax exemption has changed in the past couple of years, before you could buy for example a house any day in 2024, but the new tax exemption could not be filed until Jan 1, 2025. 

In the past the quarterly bill has been 300-400.

Our agent showed me a bunch of houses this past weekend that hunny and I wanted to look at and I don't want to have to pay them or let them be paid by the builder or seller because I just want to buy a house for the very best deal possible.

And, it sounds like you gave them a chance in the past.

The listing agreement must include the following:* The agreement's valid date (must be signed within the past 30 days)* Brokerage and agent representing the owner* Signature from both parties entering the agreement* Full property address (including the unit number, if applicable)* Terms stating that you have exclusive permission from the owner to rent/lease the property"The problem is I am not a realtor or broker. 

@Travis Biziorek you & I are aligning more & more it seems:)What do you all think of my latest "cut & paste" advice below?