I'm thinking about ramping up my marketing and having agents send me deals with their criteria.

That is a very general question and each area has its own market conditions so what works well in one area may not in another.

Sat on market for 4 months before they dropped to $125k.

Historically real estate and markets are nearly identical over a long period of time. 

If you owe the bank a lot of money and can't pay the bank has a problem.4.You can't time the market.5.Properties always appreciate.6.Syndications are the way to go if you are a tired landlord.7.Financial independence in 3 years by age 25.8.It cash flows x dollars per month.9.

Do you have an out if the market downturns and you can't refi as expected or for as much? 

So as a listing agent/broker I will need to be more optimized for this marketing and processing of inquiries. 

Tenant protection issues - We’re in CA and introduction of limits on rent increases so want to be sure that we have the lease structured so the tenant reverts to a market rate rent at the end of the 3 year period or moves out if unwilling to pay that rate.I’m struggling with the 3 year lease being long, I don’t think I could enter an indefinite (til death) lease.Another thought what if one spouse dies and the survivor remarries a younger person?

Analyze Texas and Oklahoma markets for rental demand and ROI.

I work in real estate lending full time (agency, capital markets, etc.) and honestly need help moving deals through the funnel and someone that is either experienced or coachable would be great.