Perhaps you need to put more feelers out there and increase your sphere of influence.

I might add too that I think most investors put too much stock in the influence a listing agent has on any asset manager.

I have listened to around 15 books this year, many several times because the info is that good.The New psycho-cybernetics (by far the best)Think and Grow RichHow to Win Friends and Influence PeopleRichest Man in Babylon4 Laws to Financial ProsperityMillionaire MindGoals, by Brian TracyPurple CowThe DipE-myth4 hour work weekArt of the Sale, Zig ZiglarTotal Money Makeover7 habits of Highly Effective PeopleRich Dad Poor DadSecret sauce, Steve CookHow to talk to Real Estate Seller -Bill GuerraCrashproofI also listen to Peter Giardini's pod casts at blog talk radio, and his weekly market update at the clubmastermind.BTW, every book on this list I would recommend.

For one, you'd have more influence over the rent prices on that street.

Is that a number that is increasing, decreasing or something that you could influence with marketing or better visibility. 

Not thinking flips just Buy and Hold.Thank you for the kind words of wisdom :-)Good point on rising rate environment influencing how low to go on the rate. 

I don't think anyone is suggesting not to use OPM, but only do so when it makes fiscal sense.

Get to know them, both as a person and a business.If you really want to know how to build relationships, read one of the best business and self development books ever written; How to Win Friends and Influence People by Dale Carnegie.

You definitely want to ensure that were you are doing makes fiscal sense.

Some don't take the time to find out what the local rental market is like but others apply a uniform rent based on square footage and not taking into account other market influences such as location or amenities.So it pays to ask specific questions about experience, knowledge, licensing, training, and simply to find out if the Realtor is someone you can work with in an atmosphere of mutual respect.