I would for sure checkout the zip codes 45439 and 45409 based on my preliminary look if you want to be in the heart of the city but don't discount the suburbs especially if you are looking to invest in SFH. 

Banks and credit unions can also offer flexibility for investors that engage in strong relationship-building strategies, offering discounts and solid loans in exchange for borrowers willing to use the institution for other purposes (savings accounts, etc.).

Land Notes sell but at a much steeper discount and return to the investor buying it.

Getting the sellers profiles sounds good, but not generally allowed.This might bight you later when the platforms realize you are not the original owners.I'd get everyone's contact info and tell them you are setting up new profiles under your name with your bank account etc. and ask them to rebook under the new profiles.Then I would offer discount pricing to start with to get more reviews and build your brand.

One thing I like is that they negotiate with national builders to get higher discounts and incentives on homes far beyond what I could as a small investor only buying 1 to 2 properties a year. 

David Greene makes a video about once a quarter on the BP podcast showing how to do this and usually he gives out a discount code for BP premium.If you need the MLS do you have a friend with access that you can do comps with?

I have a discount set up of 15% for the 60-ish days, and based on Beyond Pricing, those days are in low demand. 

As housing gets more expensive, buyers may have to buy condos/townhomes as their first home so don't discount the future of your journey, now.

Also, we all have about the same rates - so pick someone you like and you have confidence in.If you have a lender with substantially lower rates than everyone else, you are paying for that rate in the form of origination fees and discount points.

The agent isn't probably negotiating a steep discount with a builder.