I understand that several investors won’t deal with on market properties, but their are plenty of investors who will as long as it fits their numbers (most of the time) right? 

Just like your agents it's all about relationship created with you and the personality and way of working that makes its a good fit.

the mixed zoning just allows for both residential and commercial to co-exist on that property.Furthermore, does/will the 4fam that you envision "fit" in that neighborhood?

In short, I usually recommend the following:First) Check with local banks and credit unions, they'll usually offer the highest LTVs at the best terms, lowest closing costs (albeit a 25-yr term is most common with these guys)If going this route, most will do a Global DTI and require: PFS, 2 Yrs Personal & Business Tax Returns, SREO, Previous Year and YTD Profit & Loss, Balance sheet on entity (if seasoned), 2 Mos Bank Statements, Rent Roll, Pay stubs, T-12 Financials on propertyIf the above isn't gonna be a fit, then:You can pursue the "Secondary Market" lenders.

If the deal fits your numbers, and you have done your due diligence, then proceed. 

First does it even fit your criteria?

I would have started with the strategy that fits my personality and built my business around my life and my life around my business.

It is a more independent business model, so it fits highly motivated agents best! 

Will they fit in the area,  could you  see them being friends with the neighbors?   

We’re looking for a property that fits the following criteria:- Value between 18-28 million- Located in a red state with good landlord-tenant laws (Texas and Idaho are our preference) - If Texas, not near the boarder, San Antanio or Houston area.