I went away for the weekend to TN while my partner back in MA went to the showing with me on the phone.

Are people more likely to respond to a phone call about buying their property or a post card/yellow letter.

CLEAN Bakery, car dealership, and 3 mobile home pads... absolutely no rehab needed on this one!

Might be worth a phone call for you. https://clevelandmtg.com/about/

Sure, you can find skip traces out there that are 4 cents per record but you end up getting bad data or 9+ numbers that you have to sift through to determine if they're the right person or not; often times the phone number/contact will be information that was correct years ago.

I asked the trades for recommendations, asked neighbors, stopped at 10s of job sites, met them at the big box parking lot, snapped pics of the phone #s at red lights, etc. 

But generally, you management fee (typically 10% of gross rents) is to collect rent, likely keep the books, and answer the phone.  

The woman on the phone said to just get an appraisal and submit it to them - that's it. 

Ps: I run a wholesale business active in 3 states and trust me, closing sales in-person and on the phone requires two different skillset. 

If the lead bails and doesn't go to closing, that's a risk the agent is expected to take (and will color their eagerness to buy anymore leads from you, so for repeat business you will want to make sure it's likely the lead will go to closing).From agent-to-agent it's a referral and the referring agent usually gets an easy 25% of commission for making a phone call.