@Micah Brandel It's all about finding unique ways to differentiate yourself, and a lot of that depends on each individual client and their needs.

You need (at least 40 or 50 sometimes in my case.) of individual “reasons” for income and expenses (property #1 rental income, #1 management expenses, #2 income, #2 management expense, #2 plumbing repair, #3 income, #3 management expense #3 landscaping expense #3 commission to realtor finding tenant, #4 income #4 management #4 landscaping…etc etc..) this will then either equal your deposit or have a last line that shows the amount you are out of balance where you missed an item or entered an incorrect amount.Doing this let’s you produce a report of any property’s  income or expense over any time period.

I have gotten so much help from so many people and have given my help to others as I have gained experience; however, as @Joe S. has tried to subtly express to you, you should find your “mentor” organically  by attending meet ups or REI groups and connecting with someone, or reaching out to an individual who you notice posts ideas and thoughts you find interesting.

Typically a $100M+ fund will sell to a $20M-$50M fund who then will sell to individual investors or $1-5M funds.As I noted in a recent posts - starting out your better starting with servicing trade desks or websites like paperstac etc that sell loans.

I have been building rapport with this individual for years and have finally been given this bone, any tips are greatly appreciated.

I look forward to connecting and building relationships with individuals who share the same passion and desire as me!

Always do your due diligence on any company or individual.

Way to specific to your individual situation.

@Jay Thomas appreciate your sharing and hearing your alternative perspective to that shared by @Royce Talbo.In our lives outside of real estate, we've had the benefit of being exposed to quite a bit of research that comes to the same conclusion you appear to--that there are outcomes in real estate that are difficult to explain if bias is not the source of the individual behaviors.  

To the extent necessary, I would encourage landlords to procure new forms in order to stay compliant with these new changes.Another huge change found within SB 291 is the requirement of individualized assessments related to criminal denials.