The cost of labor , materials , property taxes , inflation , interest rates  etc .

Due to inflation and the drastic increases in material, labor, and supplies, that's naturally caused carriers to rethink limits/values on file. 

And the reason why your "tale of two halves" will play out as you described.Demand:  This has actually been high almost all along, but rent growth hasn't materialized in response due to high levels of new supply. 

I went deeper into his educational material and found one of his courses, but it was $750.

Common fees will include a set-up fee, a leasing fee for each turnover or a lease renewal fee, marking up maintenance, retaining late fees, and more.

With big benefit potential of possibly retaining "Graduated" persons who are now highly trained, proficient employees. 

In that case you should get an attorney involved as encroachment would be a material issue that if known should have been disclosed both to the broker and to any potential buyer.  

I stick with the main OTAs and have added GVR since I believe that one could materialize but trying to get direct bookings is also difficult.  

I have reached out to a few attorney's and of course they are saying I would have to put them on retainer before giving advice. 

I would say it's more of a scam to offer a seller <70% on a property that needs $5k in material repairs  and flip it for 125% without stepping foot in the property.