If you're still in the process of identifying and connecting with a QI, I'd be happy to provide a referral if you're interested. 

As far as whether to approach them with or without an agent - approaching them directly without an agent can save the seller probably 2.5-3% of fees, which give you some room to negotiate on the price, but you need to be confident that you are capable of evaluating the property value, estimating on the amount of work that is needed, knowing how to negotiate/ structure the deal, and navigating the closing process.

You'll definitely need more time to get things processed.

I experience the poor processing and unprofessional work they do.

It sounds like you have actually really enjoyed the landlord process which is not always typical, but I am curious...would you rather spend more time with your family or spend your time figuring out how to make more money vs. managing the properties?

The differences between most software is subtle and may be how they bill for their service, support their product, or the process to use those features.

Where would you start with a process like this. 

@Anca R. and everyone, thanks for the shout out.To simplify the process the best I can, I'll address and break down each concern. 1.

I have a list of about 20 properties from him, I just don't know how to start to the assessing process.  

Any HML will want answers to those questions plus a rehab budget before getting you a term sheet for a fix n flip loan for this property.I close these types of loans all the time, if you have any specific questions about the process don't hesitate to reach out.