Even 300 is on the lower end compared to the big players so in addition to mailers i am making cold calls and networking anyway possible during the day.

The reason the big time players are able to stay consistent, in my opinion, is because the have the funds to test different methods.

I reckon that if you want to be a commercial player, you need to go outdoors, to meet and greet commercial people!

Build your team of people/mentors around players that walk the talk.  

@Jered Sturm   yes that bank Facility for HML was epic... while it lasted.I have one bank that will still do it most of the other banks all got out of it 08 to 09.some of the bigger players I am sure have monsters lines though and that's how they do businessor you raise it through broker dealers..

So Crystal, other than REIA groups you could call RE Agents that work with Investors or call Rental Property owners or even ask Title or Escrow officers who the players are that loan money privately.  

I'd advise attending both and getting an understanding of the players and opportunities in MF in the area.

@Leon ChappellI have heard that as well but I agree with @Christopher Phillips The  big flip players (20+ deals a year) in our area all get deals from multiple sources.  

Yes you can be successful without one, but the MLS is a major player in knowing your market and selling your houses.

Sorry I can't help, but I'll just reiterate my opinion on the importance of using someone who knows the players.