Takes time to cultivate and close deals with new clients.  

So why don't you try getting out to some RE investor meetings (google it with "Maryland"--or go to Meetup.com) where you can cultivate some relationships. 

(For an explanation of month-to-month tenancies, see Rental Agreements and Leases; for an explanation of 30-day and 60-day notices, see Giving and Receiving Proper Notice and Written Notices of Termination below.)However, the landlord can terminate the tenancy by giving the tenant only three days' advance written notice if the tenant has done any of the following:276 Failed to pay the rent.Violated any provision of the lease or rental agreement.Materially damaged the rental property ("committed waste").Substantially interfered with other tenants ("committed a nuisance").277Committed domestic violence or sexual assault against, or stalked another tenant or subtenant on the premises.Used the rental property for an unlawful purpose.278Engaged in drug dealing, unlawfully used, cultivated, imported, or manufactured illegal drugs.Using the building or property to conduct dogfighting or cockfighting.278.1Unlawful conduct involving weapons or ammunition.279"

It is about people and relationships.You have to cultivate relationships.It's not what you know, it's who you know.You don't create relationships by always second guessing whether or not you squeezed every single penny out of every single deal.

That yard is now a private paradise, a place where we can relax, grow garlic, and cultivate our spice garden, or at least it still would be if it wasn’t for the sound of my new neighbors’ barking dogs in the night, their cars left running even in warm weather until the exhaust fills my carport 10 feet away, the metallic clink of trucks be fixed in their carport at 10 pm and later, and the pungent smell of cigarette smoke that floats over the 3-foot tall wall separating our yards and into my front door.Unfortunately the 2005 real estate bubble trouble and the 2007-2008 subprime mortgage debacle changed our neighborhood by filling it with rental homes, many sold at auction for ridiculously low prices, and now owned by absentee landlords instead of owner occupants or local landlords.

With your experience as a realtor, contractor, and investor - regardless of where you gained and cultivated that experience - this will give you instant credibility with most clients.  

That's why it is critical to cultivate relationships and rapport (and show them that you are real!) 

Nope, good private money took years to cultivate.

Make sure you're cultivating those potential relationships in whatever form they come.Hope that helps and sorry if that was too far off-topic!

 Bank turndowns are ideal, but one must be careful when cultivating this market.