I strongly recommend getting involved with your local REI meetup groups so you can work out your pitch with help from other landlords.I hope this doesn't come off the wrong way without tone or facial expressions behind it. 

Connecting with local investors or agents experienced in VA loan-friendly multifamily properties can also help.Good luck!

@Steve Meyers I’ve been running this with some success with a local cincinnati agent on 2+ units and nationally with a commercial broker for shopping centers.

Most local banks and credit unions will have free accounts.You need two accounts: checking and savings. 

I'm curious as to how this has affected everyone's local market.

We were collaborating with a local real estate agent who presented us with this MLS listing.

But unlike going to your bank (and getting your local banks CD rates), with these accounts you can shop CD rates nationwide. 

Focus on getting pre-approved, analyzing deals in both cities, and networking with local investors to refine your approach.

You might consider: Consulting a Real Estate Attorney – Your emails may possibly prove misrepresentation.Requesting Public Records – A FOIA request might reveal why the city denied you but later approved the duplex.Escalating to City Officials – Bringing this to local officials could expose inconsistencies.Exploring Tax Write-Offs – A CPA might help offset your financial loss, if it is possible.I’d definitely seek legal advice.

BTW: most owners that have hired a PMC, don't want to speak with you, much less meet with you in person to hear a hyped-up sales pitch.Also, you want to do rental arbitrage - so, you will need to be properly licensed to manage properties you do not own as required by your state & local laws.- why would an owner want to do business with someone NOT properly licensed?