So the solution that has worked for me in the past is making phone calls to small banks, credit unions, mortgage brokers and understand the guidelines for each of them Each of them can be different, and usually I find one which fits my requirements

And, since we will be starting out with hard money, I know the deal has to fit into that 70% rule criteria. 

We can also help determine the best fit for someone based on their risk profile.

I guess it depends on how you value your time, but even $195/mo for what you list as she does (if she does it well) would seem like a good fit.

I don't have a lot of experience with it, but it seems to fit the bill for what you are looking for.  

Their answers really reveal if they fit our criteria or not - which saves a lot of wasted time. 

My guess is that they couldn't understand the voicemail greeting because I had to talk fast to fit it in the time limit, or that is just now how they roll.

However if there aren't enough comps that fit those constraints (usually we want to find at least 5 or 6 similar comps) then we have to either expand the search area or the period of times (but no more than 1 year) when Im performing an unofficial BPO (aka ARV) for myself or an investor friend/client I will include pending properties.

Once you find the right fit you explain to the highest person in charge (and I would suggest dressing in your best professional outfit and setting a meeting with the highest person at the bank) and explain that you are a real estate investor, currently working with other investors, but looking to group your business.Next, you explain you have $2, or $3, or $5k, (this is important) to put into the bank, and its part of your current money.

I also this could fit my niche, as I attended school there and know the area.I am not 100% sure this is a good niche, and would love to hear how you figured out your niche and what were some key factors.Thanks!