It is good sound practice.

Think about practicing establishing relationships or perhaps formal introductions.

She declined.Scenario #3)Owner was caught up in predatory lending refinance scam (found online info of a class action lawsuit including the loan), but has left property. 

I told her no but as is the usual and customary practice the WD and DOT were.She said the first thing the the underwriter asked was if it was recorded and I said I'd never recorded the now and none of my other borrowers had any difficulty in refinancing.

Hello Jake, I found online that you work with turnkey properties for out of state investors.

In California, the cities practice progressive discipline (warnings) before issuing a fine.  

I almost had a nervous breakdown the first month, but we're coming around now :) So while I am in the process of recovering my downpayment and rehab costs (at least 3 years), how else could I continue with this journey with practically no more money to work with right now?

I'm down to either Cozy, thanks to reading up on here, or QB online.

FYI, we use Tom's Planner, an online Gantt chart that is subscription based.

Different brokerages have different tools and online things that will help you with lead generation but it's not something to totally rely on, just one of the many things you'll need.