@James Krahula Besides pocket listings and word of mouth listings through relationships, a realtor can get you access to "coming soon" listings that are only on MLS.

As to finding a reasonably priced and competent lawyer word of mouth is one of the best ways.

I have one 10ac parcel in Navajo County (totally vacant but has great access) that a trucker bought and paid $197 down and $97/month and he could not be happier.

Good word of mouth can go a long ways and possible help you in the end.

Also I don't want you to think I was looking to bad mouth the lender that was not the case at all!!!

Alright BP I am taking steps to finally putting my money where my mouth is.

Id love to get the info straight from the horses mouth.

I would be much happier to get closer to 2%. 1.67% would be my highest offer or about $1.85 million. 

I have nothing polite to say about AMC's so I will keep my mouth shut.While you turning down his 6 plex prob. didn't help matters this type of result is not uncommon - unfortunately it is very common and your last line is 100% true.Good appraisers who charge more are not being used in favor of this type of an appraiser at some of the AMCs for sure.

Hey Cara Smith - A buyer's list could be people from a investor club, or from craigslist ads, or from classifieds, or from word-of-mouth, referrals from real estate agents, people you find on BiggerPockets, or hundreds of other sources.