Seems like the bank owned ones are federal national mortgage association (Fannie Mae). 

It's a little tough when you only have 1 property (because sometimes the entry-level fee charged seems high compared against 1 property.)  

Currently, when I include both refinance and sale proceeds, I get an unrealistic XIRR of 49%, while the average cash flow throughout the investment (7-year hold period) sat around 8%, and this seems incorrect to me. 

My CoC return in STL is 10% now that the buildings have stabilized, it seems like the buildings are appreciating at an acceptable rate, and I have a team that I trust there (realtor, PM, contractor, lender). 

Still, to me (with limited knowledge), this seems like a great deal and I should at least cultivate this relationship going forward (while self managing). what do y’all think?

But because of high prices and high rates most of the properties seem to be breakeven (at best), so this may be something to look into once rates decrease.

(seems like 3-4 points is the max out for most)

It seems like a bunch of people are using Batchskiptracing and claim the data is good but I just saw that deal machine is now including contact data for free.

I answered a bunch of questions and the key seemed to be the one about how much income I was expecting in the coming year.

It seems anything over 5 - 10 acres in size or worth more than 20K gets bid down to 0% or close to it.