Ensure you provide value to the relationship; you identified basically that the commission on the sale is low and you are aware of that....so how do you plan to provide value to that agent?

Subtle patterns are good.

@Justin Butterfield, echoing what @Wayne Brooks said: If the bank is keeping the loan, the underwriting guidelines are theirs to decide, including identifying which transfers are exempt from a Due on Sale clause. 

Looking for properties going to tax sale can be a good way to identify distressed properties, but you won't get the benefits offered from them actually going through the sale.

I place wildlife cameras on my tax deed properties to identify any former owners that may visit.

However You may have to identify property wanted first before they will lend on it

I would not recommend managing them yourself either though.Since you have done a 1031 exchange before I won't go into all the details of that but 1031s happen all the time between state. 1031s are on the federal level so the timeline is always the same no matter what the circumstances are (45 days to identify and 180 days too close).

My wife and I identified a home that we wanted to purchase and after the inspection discovered some major structural issues the lead to us terminating the transaction.

I believe this book is meant instead to expose you to the many different aspects of real estate investing and get you to, as is so well put in chapter 1, "ask better questions"The book jumps right into the fray in chapter 1 by answering 9 of what the authors identify as the most commonly asked questions in their experience, and they are some good questions.

That person can hook you up with everything and everyone you need to be successful, including contractors, loan officers, inspectors etc - and consult with you with your strategy, your financial model and identifying the right property.