Face-to-face at local real estate clubs is your best bet.

The catch (because let's face it, there's almost always a catch) is that my client only has a credit score thru 1 bureau (806).

This could be because the insurance company has conducted its own investigation and believes that the damages are not as extensive as the policy holder claims, or because the policy holder has submitted exaggerated or fraudulent claims.The insurance company may be facing financial difficulties and may be looking to reduce payouts in order to save money.It's important to note that insurance companies are required to act in good faith when handling claims, which means that they must treat policy holders fairly and not unreasonably deny or delay payment of valid claims.

Paint a mural on the side facing you.Next, buy adjacent to a hog farm and complain about the smell.

Hopefully sometime soon people can start gathering again so I can go and meet others face-to-face.

As a new agent, there can be valuable learning experience from a cheap listing, and that might be worth the time, even if the commission fee is barely worth it.

Entrepreneurial Profit - A bare bones, dollar for dollar, return on investment in a commercial rehab can be estimated by applying a standard 15% to 20% "entrepreneurial profit" to the cost basis of the deal ((purchase price + CapEx) * 1.15) Note, cost basis is generally just the purchase price plus the total budget, but it can be good to include the total cost of capital as well.

I always set up a zoom face to face call with ALL prospects prior to an in person or property meeting.

I would apply “Craigslist rules” personally - only deal face to face.  

Bare in mind the IRS has changed the forms required to file for contractor payments to the 1099-NEC, Non-Employee Compensation instead of the previous 1099-Misc.Given the contractor is not providing you the W9 and if you are paying them above the $600 threshold, I would suggest speaking to a CPA in further detail regarding this situation to see what can and should be done to cover your grounds.