However, with a 5 unit property, you are able to speak with each tenant personally and market it as you like.

It may not be easy, it may not be extremely profitable but if you've watched Brandon Turner speak he always talks about building momentum.

PM me and we can speak further if you like.  

It is also as a service probably too complex for the average outside review party to be able to meaningfully rate.Actually speaking to a handful of providers is the best way to learn about what they can do and their level of expertise. 

Generally speaking however, for a property that is ready to go, I will contribute 3%.  

IRL I'm the type that's perfectly willing to say "good question, I have no idea, I don't do reverse mortgages," but some folks might not want to sound like they don't know something (esp when speaking to a real estate agent), so they just repeat the general documentation requirements for self employed people when you ask about rental income.To find a REI-friendly local lender, go to your local REIA meetup and ask them who is doing their loans. 

I can only speak on my area because I am heavily huntIng for deals in my backyard but would love to here input on Long island market.

You may also want to speak to your lender and make sure they know exactly how you are doing financially and make sure they are going to loan you the money you need to complete your transaction. 

The license also gives you some flexibility to negotiate with listing brokers because you are entitled to commissions, but keep in mind that any commissions must be disclosed to your investors if you are using private funds to syndicate an acquisition. 

Plus, do you have "boots on the ground" so to speak, in the form of friends, family, etc. that can visit the property out of state if needed for some reason?