Adding 3-5 properties a year until I retire (~5 yrs).I could use help with understanding how people prioritize the various factors in evaluating markets. 

I do understand the Japan market does not see the kind of appreciation we are used to in the West.

As other people mentioned the areas do change pretty quickly. 

because I was paying my bird-dogs vs having them pay me and just promise how someday, maybe just maybe they will bring the grand-slam of a deal and then I will be paying them oh-so much $$$$$ Seriously, from those buying into this I gotta understand how your mind works, no insult meant, I am genuinely intrigued and baffled because if it's a good deal you can go to any number of investors and get $, not a one will charge you for the opportunity to present them deal. 

I understand each comapny structure and risk and I do respect it. 

I’m glad you were able to move on without signing, shows the agent understands/is a good guy/gal, or knows other firms wouldn’t require such a signature. 

Of the conversations I have had with people discussing hard money lending, some seemed opinionated in that the high interest rates and terms were enough to scare them off.

I believe a large number of RAD investors didn't have a clear understanding of what their investment entailed.  

Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers.

The people you are going to for capital have it for a reason....