However, it took work to build that relationship and create a mutual set of expectations before it became passive.Everyone needs mailbox money.

You must always have a great and strong relationship with your Hard Money Investors and with your Private Investors!

Or are you more interested in (and willing to) engage in more of a slower, relationship-oriented approach to negotiating? 

Now I can just pick up the phone as I have built out many solid relationships with very knowledgeable investors.

I'm building relationships right now and don't want to make any silly mistakes.

It would depend on your banking relationship. 

By doing this, you've created a relationship by trying to provide value.

You have to approach as if you were just looking for homes in the area and develop a relationship.

Build the relationship.....offer the same in exchange.Good luck! 

My recommendation is to narrow down to the top couple areas you are interest in, maybe create a relationship with a realtor there, and then just go on Airbnb/VBRO like you are about to rent a house there - that will at least get you ideas on what you can expect a similar property to rent for.