As a new real estate agent in Northern Virginia, I'm trying to make these connections, but my immediate thoughts and attemps just involve messaging these business and informing them I'm an agent and that if the respective family is in need of a realtor I'd be happy to work w/ them, but every time I do that, the response I get is "we already have a realtor" or "house was already sold or listed"........and a lot of times I am refresh to the post, so obviously I want to be "there" sooner so I can get the seller listing lead.

You need to have a heart to heart with them on your needs and plans. 

I’m in my deep research phase before I tell them anything and information and direction would be very much appreciated. 

Maybe I need to budget more for tenant default, vacancy, maintenance, or something else. 

Ultimately I had a vision for how this particular home could easily be improved and rented for top market without much headache.How did you find this deal and how did you negotiate it?

This is very much lender-specific and will vary. 

Not much else you can do.

Do they need mothering? 

The app gives immediate scores on what is a good deal and what may need more consideration to make it a good deal.

I have no clue what contracts you need.