That's exactly what I want to avoid.

I used free tools like Zillow and Redfin to come up with a home value, asked him some questions about the condition of the home, made him an offer, and he accepted it.

Exactly.

I always remind myself that it isn't personal and that I chose to sign up for exactly this kind of work (managing difficult tenants).

So, you need to know what the terms and conditions and time frames are for the private/HML lender when preparing to submit an offer.

If cashflow is more important, then maybe wait a bit more until market conditions improve.

However, the challenge with MTRs lies in the CC&R (Covenants, Conditions, and Restrictions) and HOA (Homeowners Association) regulations.To proceed with MTRs, it's crucial to carefully review the CC&R to ensure that leasing out a portion of the lot to tenants is permissible.

Depending on the quality of the lead, how much work you’ve done with them, the exact source, the property in question, etc, they may range from worthless to worth a small referral fee.  

That ensures you don't spend it on other things and know exactly how much you have to spend on the next purchase.

In return they can show you exactly how they structure the deal and all the proper paperwork.