The relationships I've built here in western Washington, allow for really good prices on work, plus I refer them out to my RE sellers and buyers for work to be done before listing or when after buying.Yes indeed, the three it's going up I think the only short-term rental that we would do in Washington would be converting our own house into a short-term rental space.

@Michael WilliamsUnless you have a previous relationship with a hard money lender I think it would be a rare find to get one that will loan to you without you having skin in the game.

-Purchase price is $475k-expected gross rents 4440/month if all are LTR, more for STR-Current rents per month: 1 is $850, 2 are STR, one owner occupied-Fair market rents per month: $1020-1200 as LTR-We have an existing relationship with an excellent professional property manager-We have excellent credit and high salaried  W2 income (attorney)Thankful for any advice you can offer!

Whether the calls be directly to perspective sellers via expired listings, absentee-high equity sellers, or real estate investment agents that have direct access to listings or future listings in which I can cultivate a relationship with.

If he has an expertise you need, engage him for that project then terminate the relationship and seek return of the unused retainer.

Can prospective lenders provide this without a prior relationship and major documentation?.

Environment/neighborhood would cover the socio-economic aspects that determine your deal success in the long run.What I have found over the years is in a nutshell, a matter of relationships quality.

Speaking with other investors/Realtors/contractors/etc. is a great way to do this, for more reasons than one - not only can you learn from them, but you can create a working relationship with them.  

This is a business based on relationships.

Once you have built a relationship with them; you should be able to negotiate better rates and terms.