If you keep them happy word of mouth is your advertisement.

I have since purchased a new home and have rented 3 of 4 rooms out, which covers all expenses and earns me about $150.00 / mouth, so I consider it investment property now,  but I want to invest in multi-family.Don't want to spend money selling with a Realtor.

Obviously word of mouth, boots on the ground.. but for a starting point.

Word of mouth can be very beneficial.

(He walked my first investment property for the first time today and the first two things out of his mouth were, "So it's not an open floor plan" and "The master bedroom doesn't have a walk-in closet".)Some people will just never "get it".

And to be honest… I am just looking to generate the income to start investing in grade A Broker Grade A Life Settlement policies (I know a lot of uneducated (and some very clever people who make their money off of stocks or real estate) people bad mouth LIfe Settlements but if it's good enough for Warren Buffet than it’s good enough for me.

(It sounds ridiculous, and it is, but I've heard that one straight from the horse's mouth of a local city building department in RI.)My usual advice on that is, make sure the property makes sense on its own, and that you want to do the deal regardless of whether your value-add (subdivide-and-build in this case) strategy works, and then if it happens to work consider that extra/gravy.Another option if you don't get a response here is to investigate RS Means as that's a company that has been around a long time and specifically exists to provide the kind of per-sq-ft building cost you're asking about.

Online reviews or word-of-mouth would be the ways to go.

Has a bad taste in his mouth dealing with brokers and “financial advisor”.

If you want to put yourself out there and possibly get more business from word of mouth more power to you.