This might be because their credit score is too low or the house needs fixing.Although each lender can make their own rules about how to qualify a borrower and their investment, like needing a certain credit score; I believe that flexibility is the best thing about hard money loans since it provides each individual with vast amount of options.  

Is there a referral agent contract normally provided?

I'd consider using the services of STR Search.

I was wondering if anyone could recommend a third party cold calling company/service.

However its often easier to entrust those who do this as a business to buy the assets and provide you with a solid return. 

Of the services mentioned above, I have only tried Zbuyer.

Giving me the opportunity to better provide for my family and give back to my local community!

Best Practice: do not provide variable cost services like internet, water, PG&E, or trash service to residents. 

When installed properly they provide great ac. 

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