But there seems to be a lot of sellers testing the market, listing high even with updates needed, and not many of those are interested in negotiating realistic numbers, just seeing if there are buyers still  willing to pay too much.

Ok, at least we understand the motivation)) when the GFC happened and Dodd Frank came in and all Mortgage Brokers now had to take the Federal test and be registered with NMLS  criminal and finger prints are required along with a personal financial statement. 

ya the one I just mentioned to Jay Hurst was a guy who supposedly had off shore money and would get us a large line just needed to give them 500k.. big dog and pony show at wall st lawyer etc.. they even had shills for references that we called and again just did not pass the sniff test..

House hacking is perhaps the best way to get to cashflow other than buying off market (most likely finding the lead yourself) and doing a ton of work to get it rent ready, which is obviously cash intensive and time intensive.

And even though virtually every sponsor agreement allows me to share investment information with others who might be advising me on it (especially when club members are bound by an NDA), I still ask the sponsor if I can share it, because it's a test.

Whether or not you choose to take your test and get the license is up to you.

Depending on the construction of the building (block or stick, etc), you will want to test the connection strength.  

I don't have a partner and the most important thing the program was able to give me was the assurance I had picked a good market, lender, teams and execute my business with an already tested system/processes.

Apparently a child tested positive for lead.

I'm a member of GaREIA, they have a google group where experienced local inveztors trade tested (and mostly reliable) contractors, legal helps, strategy.