Keep in mind banks still pool forclosed assets together and sell them all together as a group to one company.  

Then, I spoke with several acquisition managers with very limited knowledge on how to evaluate a deal but this time, the company they were working for was sued by multiple homeowners for fraud.

I see Jeff S. responded he is one of the most experienced lenders  PM  lenders who owns his own company here on BP..

if anything then I would set a flat fee to pay them for their service and then if you do find a property that offers buyers agents money, in which almost all I have seen still do...then I would have the title company back out the amount you decided on and the agent gets the remainder of the amount of commission that's left over. 

@Jeff Nash would be a great resource to speak with on companies/investments to offset your W2.

I have a few companies I work with to lease units for their workers and I don't want to charge them fees - and I certainly don't want to auto email them anything.  

I am not sure how active his company Open Door is on BP.

If you have a strong management company here in AZ, that is key. 

Anyone know of one?  State Farm just told me I have too many houses and have to move on. 

If you math it out it is probably unlikely that you will be cash flowing on a property that you are using 100% leverage on from a turnkey company.