The few times I called the office, they were always happy to spend time talking. 

We aren't talking "rocket science" here. 

The sellers you will be talking to will typically be in a bad situation which is causing them to have to sell their house, and at a big discount.

He was a realtor based in the Midwest (I think the greater Chicago area) and was talking about off vs. on market deals and the importance of choosing equity over cash flow. 

Be sure you do it right and talk to an expert. 

Quote from @Joel Bechtel: The agent I spoke with has about 30 years of insurance experience, so I’d hope she knows what she’s talking about and what she’s offering.I have another policy with Allstate for my 6-unit property, which they were able to insure for approximately $890K because the replacement cost came in under $1M.

It never hurts to talk. 

When a lease ends they’ll suggest new rents and if the tenant hold be offered a renewal. some will offer to transfer utilities for you when it goes vacant, all should handle the transfer when a tenant moves in  With 10 properties I don’t “talk” to my PM more than 2-3 times a year.

I'd talk to more contractors on how to solve the problem.

No 'press 1 to talk to our sales team, press 2 to...' sort of thing.