Technically, banks do want you  as an individual listed on the property.

If it's priced right, you'll get an agent's or individual's attention.

You must talk to some hard money lenders (which can range from a private individual with cash to lend, to a quasi-mortgage broker who does HML and bridge loans - the former often being the easiest/quickest/simplest to the work with, the latter often being more like applying for a conventional mortgage), because you have to know the following about your financing options/costs in order to evaluate potential deals:LTV/down payment requirements, and whether they cover just purchase, or both purchase and rehab costs.

@Siler CogginsI have a feeling this individual, (unless they have some deficiencies) does not have a bank account for a good reason.

I'm not sure whether that's something I should be looking for (to get both done with the same company), or whether that can end up generating conflicts of interest.

So if I have a house that generates $1500 per month in rent, and all expenses are $1200, the ARV wont change those numbers.

There are two individuals renting rooms.

Direct mail is still my lead generator and I'm getting about 0.7% callback rate.

Some want credit while they are alive, but not everyone is narcissistic, some are silent givers.In the case of this 96 year old lady it is a generational thing.

Does anybody here use agents as form of lead generation?