@Joshua SwangerIf you have a genuine Buyers List and proven track record of closing Contracts with no hiccups, why WOULDN'T an Agent help you find motivated Sellers?

Can you elaborate on the 4 loans until proven capable thing?  

Banks won't recognize your "Rights as an investor".

And although I can recognize a killer deal when I come across one. 

I listened to that presentation also ... ok, maybe about half of it before I recognized about a dozen sales tactics in play.

The late comers (blackstone) will accept a lower yield due to this model proven to be successful by Carrington and others.

I have been very successful recognizing many different strategies by my different buyers, and then researching specific pros and cons of said strategies.

He told me that he pulls permits so obviously Texas recognizes his license.

Let me start by saying I am new to this and even though I have been educating myself as much as possible; I might not recognize a good deal if it clipped me in the head with a sledge hammer.

I plugged my strengths, both in my About Me and the About My Team profiles, but I also acknowledged my weaknesses (a proven PR/marketing strategy: anticipate their objections and address before they can raise them).