It is important to remember that a solid agent is not just opening doors for you, their biggest value would be in the negotiations and right now, buyers have a real advantage if one knows how to go about it.

Throw in that you can dramatically increase the value of the property once you show consistent rent rolls much higher than when the space was used for LTR, and you have a big win. 

You can get a refi based on the as is value after 3 months of ownership.

To refinance at 70% LTV (new value) you’d need a capital call of around 30-35% of the original equity raise.

Conventional loan How did you add value to the deal?

The loss of priceless art, jewelry, autos, memorabilia and watches could often match or exceed the property values.

paid cash from a 1031 Exchange How did you add value to the deal?

The premise of the time value of money struck me: "Money in hand today has earning potential, and we can turn money today into more money tomorrow by investing it."

Find someone who's doing what it is you want to do in the market you want to do it in and bring them value to learn.

Look where to add value.