He is currently a travel PT that makes $37k pre-taxed but after including all his stipends, his annual earnings are  closer to $95k-$97k.

I have a property on the barrier island that I do not want to list on MLS but I am interested in connecting with realtors or investors who typically sell or buy pocket listings and may be interested in this property.

I get a lot of applications from out-of-area people, typically moving from another state.

This method typically provides an accurate, data-driven view before deciding to move forward with a property.

While they typically have considerable deferred maintenance, we're getting great terms.

How many GPs are typically on a deal?

If I see a listing come up that I want access to ASAP, their value is earned by getting me in and drafting the contract as fast as possible.

The capital stack especially in CA is VERY complex and typically involves everything and more that you mentioned.

Typically high fees, but still half of what I was being charged by the investors edge. 

We are currently at a low affordability rate, which is typically a leading indicator of slowdown and price trend change.