If your going to engage in finding lenders for clients I strongly urge you to watch  the American greed episode on Remington financial its a great deed dive into lenders that charge up front and basically never fund.. 

I am interested in a property that I have 2 properties a 5 and 6 flex adjacent on one side and a 4 plex adjacent on the other side of desired property.From what I understand the current owner is 86 years old lives in Ft Walton beach in the Florida Panhandle 8 hours north of subject property, he has never seen the property and received it in an inheritance when his father had passed away.Sent the owner a personal letter telling him who I am and what we have been doing to the properties, total renovation to these 1950s buildings and if he would be interested in selling. owner responded with a voice mail to wife that he might be interested in selling in future and he would keep us in mind.A couple months went by heard nothing else.Sent him a unsolicited offer of 2.25 million that felt was a fair offer based on several other properties that have sold in the area.Never got a response.Had a conversation with his Real Estate lawyer over a neighborhood issue, told lawyer that I had sent a offer, lawyer said she talked to him and only response was "Might sell for right price" Have not been able to engage conversation to find out what " Right Price " might be.I am kind anxious  One, because of his age, 86 years old.

Check out proper, cbiz, foremost, or I use a local insurance co. that goes through openly insurance which is less expensive.Can’t believe I’m saying this, but this actually might be a situation to engage a local property manager if they want to be more hands off, but the income will be lower due to their commission.

I bought a condo that has excellent staff and maintenance crew that would minimizing my engagement being a long distance investor.

When we do receive offers of notes for sale, either these notes are priced way too high for the risk, or the properties are residential (we do commercial real estate only), or we receive a bulk offering with a financial commitment requirement above our capacity.Since I am not inclined at this stage of my life to engage personally in a cold calling, cold emailing, or any type of intensive personal sales campaign, I was wondering if anybody had any success utilizing contractors or employees to hunt for these notes that institutions may be interested in selling?

When a tax exempt entity like an IRA engages in a trade or business on a regular or repeated basis the gains become subject to taxation as Unrelated Business Taxable Income (UBTI).  

We fell through the cracks with private certifiers we engaged.

I am a long time bigger pockets listener but have recently just got into engaging on the forums here.

This WILL come up and they do have a right to ask about it when you sign documents giving them permission to ask about it, and that's exactly the type of stuff you'll be agreeing to in a loan application package.Another piece of advice, don't conceal facts that could be deemed material in nature and always be honest when engaging in a large transaction like a mortgage. 

That way when you network, you'd have information to offer of value and would want others that you're networking with to actually engage with you and build the business relationship.