@Michael Lowe - a lot of good commentary in this thread and something we see all the time with new players in the business. 

Small time player here.

I have two that I alternate between because they both have useful products for our business and I like the players on their team.

Conversations with [more or equally] experienced players in this field are priceless when you're making a decision with hundreds of thousands (give or take) of dollars on the line.I'm happy to provide the name and phone number of the person I know best there.

Otherwise, I recommend hoarding cash and wait for the largest financial player to reinstate pre-covid rules and level off the market. 

I don't believe it's saturated but everytime I go there is new construction and big players involved.

Figure out who the key players are in your area.

My understanding (because I haven't done it myself, but I invest with those who do) is that big commercial brokers hardly even call you back if you're not already a player, especially when it's a seller's market. well there are always broker working for the bigger brokers starting out you can share your journey with them.. so In a way I guess I mentored my client from Hawaii.. we closed this 5 mil deal I was happy..

I've learned that there tend to be a handful of large players in every market that wholesalers will come to BEFORE they market to their "buyer lists". 

Though it might not seem plausible, I think the "creative class" is a large player in the Portland jobs market.Buildings keep going up catering to "creative companies", and damn if they don't fill up all the offices.I myself have a desk in a rehabbed building in the bakery blocks, and it's chock full of lots of small companies no-one has ever heard of.