Like real estate, it's a highly specialized field.

Nancy,Forgive me for two things: First, my not so tactful and apparently humorless use of the word "shamelessly" (although, if you have a good product, you *should* be shameless about it).

Hello I Own Advanced Concept Builders and i Build Specialized Structures from Shipping Containers.

It's better than a quit claim deed from my understanding a special warranty deed is basically the seller warrantying the title was clear and that there are no defects while they owned the property. 

(We do most of the work in house so have a slight cost advantage)    Also, we look for projects with something special...like larger lot or in a up and coming downtown location.    

- Are there more than one that specialize in certain things?

Have you become familiar with realtor/brokers who specialize in MF?

that's all I have done my entire adult life since I was first licensed at 18.. there is a difference in being a retail real estate sales person and using a license to further your investing goals.Its not an easy business by any means to be a retail agent and there is a high burn out rate.. not as high as wholesalers but its at least 50%...If your an ACTIVE investor I cant see how you can do without it.. if your fix and flipping in my mind its mandatory.its about 2k a year to keep sometimes less and If your business does not allow that or like some say the cost is to high then in my mind your not really in the business its a pittance to spend to have access to all the info and be in the club.if your goal is to be a lifelong landlord then work for a commercial brokerage that specializes in cash flow real estate just being there will open up doors.if by chance your very good at sales and have a very large warm market you may shock yourself in how much money you can make just in transactional real estate.. 

@Chris Connery In terms of the 6% seller concessions, this is the max an FHA loan will allow and then for some conventional loan products 3% is the max.

I can't say for sure (because I honestly don't know) but it seems like Wells Fargo has a special due diligence process for UT corps that are owned by non-UT residents.