The key is to be a human being when you talk to them.  

Listen to as many BP podcasts as humanly possible. 5.

Thank you for the insight.The property tax rate here is pretty absurd (a hair over 2%), so that strategy might not work within city limits here, but there are neighboring communities with much lower tax rates I'm considering that I'll definitely take this into account for. 

No entity holding an income-producing asset is owned by a human person."

When you have a group of known players who have deep pockets the agents are going to by human nature take them the deals.. these buyers are less picky and do not require any hand holding.We have the same issues here in Portland chasing land deals. if you want to see land deals from the few agents that specialize in them they will expect list backs.In the states I work in you must disclose your a licensed realtor. but you just write that into the contract no big deal there. and if your buying off of MLS you have no issues with license capacity..

And don't forget that Zillow calculates value using an automated algorithm that will never replace human perception and local market knowledge.

For all I know, appraisals might be done with small drones with equipment to transmit video that can't be seen by the human eye.  

See if you can isolate your 3 phase needs and use an external generator to service that need.Check out the salvage yards, reclaim centers, habitat for humanity centers, goodwill centers, etc.

In the Atlanta Market when looking to grow your rental portfolio set a bar realistic bar that will have 10-30k into a deal and aim for a 15-25% CoC return. that is not absurd to achieve and you can do it all day vs just once in a blue moon.

Most significantly, the idea that a building grossing $80k a year is only reserving $200 a year for cap expenditures is absurd. $10,000 is a better guess. $160 for vacancy reserve is also ridiculous.