I do think you'd find value in listening to the ideas in this podcast: http://mixergy.com/interviews/john-ruhlin-ruhlin-g...It's with John Ruhlin, founder of the Ruhlin Group which is the #1 all-time distributor of Cutco (this has nothing to do with the knife company other than him being the number one man to move product).  

Looking forward to seeing the finished product.

The MLS (and all other platforms) are full of overpriced duds and no one in the area seems to have any good product. 

Or are they using non-traditional financing to buy their properties and then refinancing with other types of products since closing with hard and private money typically require less days for closing?

It seems apparent to me that actually using it to pay down debt is counter productive, until you're ready to refinance if that's your objective.It makes more sense to me to save the cash flow (true cash flow, not vacancy/maint expense savings) in a stockpile to use it when an opportunity comes along, whether that looks like a new property or an opportunity to improve either financially or physically the existing state of a income producing property.The opportunity cost of something else coming a long is probably what I'm skirting around, but in my mind it makes sense to bring in a respect for time and opportunity to the equation.I also feel like something I extrapolated from Gary Keller's Millionaire Real Estate Investor is worth sharing for anyone reading for nuggets.  

But sometimes some products just aren't right for certain people.

If I were you, I will use different domains with interesting content about very specific topics related to the market you want to reach, then, advertise you main site, but then again, you may advertise your products or services directly in those sites.

I have heard many reasons for working it this way, most of them are for financing with HUD products.

Let's not harp on the agency aspect or licensing issues, but look to other matters legally and ethically, how to value a service.I agree that you base valuations of a product on the market, saying what the market will bear is fine, so long as you start there and then begin deducting costs or repairs, transaction expenses, and a reasonable profit.In any service business, reasonable compensation is set to the value of comparable services. a heart surgeon is compared to other heart surgeons, the variation of their fees is based on their experience, education, expertise and reputation.

It sounds like your 4/20 was a lot more productive than many other people.