While humorous, it's been problematic for me because it's made is extremely difficult to figure out what to do with my life.

I have worked with some investor who exclusively focus on that market and made it a central focus for our systems.

I was recently at a meeting where the speaker stated that many investors made their seed money in other ventures such as owning restaurants, a professional career such as CPA, etc.

Welcome @Joel Schilperoort.Where are the properties you sell/buy for yoru customers?

I agree with every point you made through personal experience as an investor here in Charlotre and after helping hundreds of investors from high priced real estate areas like  NY.LA.SF.  

Aggregating data from public information is typically better to buy or rent from commercial providers unless you want customized data fields, highly targeted leads, compiled lists or response lists (prospects test have responded to others' offers). 

I made an offer through my agent at $135k that I felt was supported by the comps.The seller countered at $150K (the max I'm willing to pay), so I countered at $142,500.

I have No problem with this fee as an agent, as long as it is disclosed up front to the buyer/seller, before any offers are made, preferably in a first meeting.  

The HML lenders add on increasing costs for any extensions because the most money for them is typically made on the points charged on origination.

How many offers were made?