HML is usually a last resort, unless you intend to flip the property or are looking at properties that need significant rehab. 

Some will slip through your fingers, sellers will ghost you, and contracts will fall apart at the last minute.

In the last 2 months I was receiving a lot of deals in my email account and I received a "great deal" from a small wholesaler; 2 hours later the same property address showed up in an email from one of the "big wholesale companies" 10k dollars more expensive... the property was gone even before I could call the small wholesaler.I believe both are useful and all of us need to make a living, so I understand their role in this business.

In the last 20+ years, I’ve never received any interest from ANY of my landlords.

One insurance claim and it will pay for all the premium you paid in last 10 years most likely.

No 4 unit multifamily has sold in the last 2 years.

Great last name. 

Yelp issued a consumer alert on this Jacksonville PM last year.

I would share the link, but BP flagged my post last time for doing that. 

Verifying last 2 years of rental history very important!