Professionals with decades of experience and very impressive track records do all the heavy lifting for you.

This is discriminating based on family composition.Other ways of looking a this might be impressions from Facebook search, has bank account, willing to provide vehicle registration/insurance info, smokers or not, application filled out perfectly, impressions of being overly fussy, demanding, or dramatic.  

The more I discuss it with those more experienced ( who invariably have a better "sense" on cost of repairs and ARV) I am under the impression if you find a property and spend some time analyzing its ammenities and features (and these coincide with your criteria), condition, neighborhood, etc, and your gut says "lets consider this one", compile some estimates for your repairs, build your profit in, your discount, and then shoot an offer over, with an explanation.At least if you put it under contract, you have some time with inspections and those more experienced in your circle to really look at the property with a fine-toothed comb.

I'm so impressed with Bigger Pockets and the advice I get from this podcast, very educational.

I am very impressed with the quality of the information that I am seeing shared by members on here.  

@Bill Gulley what gives you the impression I do not want to hear it? 

Professionals with decades of experience and very impressive track records do all the heavy lifting for you.

I took  a look at iDisclose, impressive software, thanks for the link :). 

I am under the impression I absolutely should find a real estate agent and a property management company to work with in the market.

Just hire a property management company, you can show a proposed contract with your application and mention that in your business structure (LLC Operating Agreement).You're looking for a regular old everyday commercial bank that makes real estate loans to a business.1-4 family dwellings are not multi family, 5 or more is a multi family dwelling, use the correct terms to impress your loan officer.