I imagine the big players do not keep single residential units in their own LLC's, but that is just speculation on my part.Erik 

I know this because I run the Central WI REIA and most of the real players in the area are only making low all cash offers or using conventional financing.

The loans are assumable so even if you intend to sell the buyer could assume, much easier to modify the Agency loan versus a CMBS loan.The other players (outside of commercial banks) are life insurance companies.

I have some insight from a local property manager on what their complex is short on and I have comp sheets of all the major players for comparison but is there a better way to hone in the mix?

CBRE, NAI, JLL, I would assume all the normal players

They are quick to respond with promises of good lead flow starting next week, however after two months of this they are sounding like a broken record player.

This way you can judge what keywords are being eaten up by the bigger players and what keywords the competitors are not utilizing which goes back to getting an edge in the marketplace.

Since you have so much lead time between now and when you want to purchase you next deal, I would spend it doing two things: Building your network, and learning your area.I would join your local REIA and go to all of the meet-ups you can to meet the players in your area and see if there is a niche that is under-served or if there are investors that you can start working with/partnering with now that doesn't cost you money out of pocket.

My thoughts:The guy's a player and being a player is not illegal.

@Scott LongVirginia will require you to report the rental income from the property in NY because as a Virginia resident, you are required to report world-wide incomeNew York will also require you to report the rental income because the rental property is located in NY.To avoid the "double-taxation", Virginia will provide you a credit for taxes paid(if any) to New York.You are able to withdraw money from the LLC to your personal account.