Hey @Melissa Hunter, Title companies will not provide you with seller leads.

Also, you may want to look at:What to Ask When Working With a Turnkey Provider

I have never heard of a provider rejecting an investor.

Before making any decisions, it's crucial to consult with a legal and financial advisor who can provide personalized guidance based on your specific circumstances.

In Philadelphia you customarily need a certification statement to be provided to the buyer and it appears the broker in this case is likely referring to form while redirecting the responsibility onto the buyer to obtain the document. 

Farmland has proved to provide 10%+ returns. 

What I will do instead is give you some advice, make sure to do interviews with as many as turnkey providers as you can before deciding to work with one.

You will not receive any good pointers on valuation in these forums based on the information that's being provided.

If anyone could provide some insight into where the best areas and zip codes to invest would be and also any referrals to boots on the ground would be amazing!

Is there a website that I can go to to get one or I should just contact a HML to provide me a POF?