Many big companies say "take it or leave it". 

I'd love to hear your experience so far with some of the other companies in the space! 

I think getting the water company out there makes the most sense which is what you are doing already do good luck. 

Do you know anything  about the company Anah?

Who has a title company?

Should I be contacting expired listings on the MLS, foreclosed listings, distressed sellers etc … Also does anyone have recommendations on how to build relationships with banks, credit unions, investor-friendly title companies, contractors, appraisers etc?

While you may manage the building yourself, what impact would hiring a management company have on your returns?

Alternative is to use an Auction company . 

I see investors who I have spoken with have issues with appraisals which heavily affect their loans, they have worked with certain companies that don't appraise correctly and even admit to it.

If you have a good relationship with a HOI company, tell them what they want for HOI if the property was used as AirBNB and thats the policy you want the tenant to get on top of yours.Hope that helps,Joey