They operate where there is cash flow.

A couple of times the meetings were mostly sales pitches, but other times they interview local turn key operators, etc.  

Those things are part of the farm operation and our largest amount of income is from farm products (Christmas trees).  

I don't understand, if you have capital to put 20% down on $3 million worth of assets, why are you wanting to operate in the small multi-family arena, where value is a function of demand, rather than larger multi-families, where value is a function of income?

Once you learn the operations, you just use a calculator.

What about operating within your LLC, I assume every property purchased is considered as investment?  

Operating without GLI exposes you greatly and the IRS frowns upon those who attempt to skirt the issue of employees by wrongfully claiming independent worker status.

Anyone that's been doing this since before the recession operated in that world, I have not and don't think I'd have been a good fit for that world.I know a few realtors that gave up on lending and became realtors specifically because they could not be competitive in a world that rewards crummy behavior.

I operate by putting everything in google calendar, and google contacts.

You just need to learn how to operate in your unique REI environment ... the strategies that the Mid-West and Deep South folks employ and preach on BP, just won't work in your market.