In other cases, agents who work mostly or exclusively with investors are all about avoiding most end buyers and sellers.

@Andrew Leung, It's tempting to try and make a family deal work, especially if it's off market or an exclusive. 

2-4 units typically sell based on comparable sales. 5 to 10 units in some places will trade based on either cap rate, comparable sales or price per unit. 10+ will typically be based on cap rate exclusively with some exceptions.

Cold Calling (daily)for rent ads/ For saleCraigslist, Trulia/Zillow, other FSBO websites, newspapers, etcBandit SignsPut across major intersections AdsVehicle Signs – good quality car magnets on both sides of car.Internet Marketing / Social MediaPost ads on Craigslist and other sitesAds for Cash Buyers (BtoC) and Ads for home sellers (AtoB)Learn a certain market (Walk/Drive for dollars)Get to know certain neighborhood.

A friend of mine has a few properties that have been exclusively rented by sororities for many years, but he hasn’t had many issues.

Does it need to be "Exclusive Right to Sell" agreement?

You can also buy lists from companies like list source and there are some REI software companies that have a cash buyer search feature.Best way to find motivated sellers is to purchase lists and compile lists from city and county for 60-90-120 days late on mortgage, pre-foreclosure, delinquent taxes, water cutoff, code violation, probate, divorce, high equity, etc. and mail or cold call.Other methods are driving for dollars, door knocking, wholesalers, craigslist, Realtors, FSBO sites, expired listings, foreclosure sites, put out bandit signs, billboards, newspapers, other offline publications.You can use pay per click/adwords, facebook, Linkedin, Youtube, and other forms of online and social media.Bottom line is consistent action, follow up and follow through.

Hey @Julius Jones,I'm an independent agent and almost exclusively write multifamily.

That's the competitive advantage exclusive to this biz.

I have no clue what they have put in place locally.For instance there is a Standard of Practice nationally that says:Standard of Practice 16-13All dealings concerning property exclusively listed, or with buyer/tenants who are subject to an exclusive agreement shall be carried on with the client’s representative or broker, and not with the client, except with the consent of the client’s representative or broker or except where such dealings are initiated by the client.If found to violate that they could face a fine of up to $10,000 depending on what side of the bad the hearing panel woke up on.