Seems you're seeking advice in all the wrong places.

OR - You need to do some more digging with seller's pain points and like Doug said, come up with solutions.   

About to make offer. aRV 340k. Estimated costs 270 incl transaction and carrying for 120 days. Need guidance 

Perhaps your old broker was as bitter as David C in which case you are probably better off seeking someone else.

Having said that, there are opportunities to be had. don't give up. ps. invest locally. if you're not careful, investing outside of your area will be a painful experience. just my 2 cents

So there is no proof that she fell on my property except from what she says. 9 months or so later, she claims to still be in pain.

Signing a 50/50 split deal with a coach can end up being a LOT more expensive that guru courses if you actually end up buying houses.So, seek a great COACH, not a training mill guru that runs people thru those programs at the hotels."

If cash flow is #1 then I would look in NJ which might be painful for you but there are opportunities to house hack there.

Develop a strong USP helping agents/consumers with their biggest pains on listings, then...Become a PRO member here and put it in your signature! 

Or are you seeking properties where brokers have yet to enter the mix?