If it's an owner occupied unit sometimes I've found the big players like state farm to be pretty competitive on price. 

The active players are finding and funding deals themselves.

As Colin noted above it is hard to compete with the large players in the field.Where we found a better bang for our buck was getting on more channels like Marriott, Booking.com, and about 20 others. 

Most of the leads you generate via cold calls, social media, and other marketing efforts won't transact or even meet with you for some time.Baseball players take dozens of swings in batting practice to prep for just 2-3 good pitches they'll see come gametime.

The investor would prefer a contractor who understands the local market, has the ability to purchase materials in bulk at optimal price and execute the project in the shortest possible time.2) Many of the best players will not show up on top of Google search resultsWhy?

What you call guaranteed income is what I call a lot of stress and governmental requirements to get the same or less rent than if you did a good job finding a property and put it up for rent on the open market.Section 8 rentals are for investors who want to keep replicating that strategy in the same area so they know all the regulations and all the players.

I think you will find the most experienced TK players will not operate in hoods like this for many practical reasons. 

I took 30k to the sale and got schooled big time.. the big players are there with their lap tops the sale goes at lightning speed those guys snag most everything I end up spending my 30k..

Stay away from Evolve, Vacasa and the other large players.

They gave me a lot of good information, such as who the major players are in the area, what a 2,3 and 4 bedroom SFH would typically rent to students for per month and also how much the student population is projected to grow over the next 5-10 years.