The best I understand it commissions will no longer be displayed on the MLS and buyers representation agreements will be required along with a compensation disclosure that everyone signs showing what the buyers broker will make.Realtors aren't going anywhere as the home buying process is not simple and easy.

Best way to build them out might be how you've suggested.

The mailer I am sending is going to be simple - 5x7 cards and in 2 languages based on demographic data (I speak both those languages fluently) ...

(I've personally cold emailed all of them and nada...)3) Any suggestions on finding larger multifamily landlords and bringing their large bundles of units to our book?

I welcome suggestions.

Any suggestions on which state to look into?

To keep it simple if you have good credit and a decent amount of assets this will depend on your market on the amount needed but try to always have access to a good amount.

You pay it back at simple interest prime plus 1%.  5 year amo.

I would house hack my next house too so that I can abide by the fha rules and so that I can rehab the property myself like I did on my first deal.Any intel or suggestions would be greatly appreciated.

Let me know if anyone has any suggestions on finding these groups or people while I continue to learn on my journey.