It seems like your goal is appreciation or that you are willing to sacrifice cash flow for appreciation, as long as your return is trending in the right direction.

I've been searching myself for 2 years now and have yet to find one good cold calling company, I've even tried to hire off upwork directly.

Your instinct to speak directly to the PM and not through your realtor is spot on.

Another way is by networking with property owners directly, such as through direct mail campaigns (trying checking Corefact)

Your input is truly guiding my next steps, and I’m grateful for the direction you’ve provided!

That'll help you figure out what direction to aim in before speaking with a bank to figure out how much you can qualify for. 

As for reaching out to agents, I suggest connecting with buyer’s agents directly.

I know that a QOF can invest directly in real estate, but I’m particularly interested in the QOZB structure, since it allows for active business operations and working capital flexibility.For those who have set up a QOZB:How did you structure it in relation to your QOF?

I’d love to connect more directly in the near future.

As you may have found in your search, there are lenders that will lend up to 80% of the appraised value on investment properties and don't require an appraisal.Let me know if you'd like me to point you in the right direction.