For it to be legal, you must have known them before hand and they must be knowledgeable/experienced investors prior to you soliciting them.

Also, many more experienced sellers are leary of POF letters from hard money lenders.  

There are many experienced REI here. 

Rochester right now is experiencing a shortage in supply because less people want to sell their rentals since they are increasing in value.

Let me know if you're experiencing this too.

And if that was the case, how experienced was this agent?  

I have not experienced this personally but this is what I have heard. 

This is less of an investing question and more of a real estate question, but I would really appreciate some advice from you experienced pros.I recently bought a flip (my first mistake) for my own use as an owner occupant.

The first step I would do is thinking about my criteria, like the area and the characteristics of the properties and type of tenants you are looking for.We started with flip and now our main focus is buy and hold, when we started we found other experienced folks and now we keep sharing and mentoring investors. 

But I would assume that those forms might not be as thorough as the forms Brandon put in his book because he has made them after experiencing a lot BS as a landlord and designed them to make sure those new found issues raised by tenants are covered in the lease or Rules and Regs forms...