Here are some trends I see happening that do not focus solely on the upper middle class.

GRM is just one of them, which doesn't take many other factors into account (such as expenses, property class).

From what I've seen, the structure overall isn't typical outside of those lenders. 80% LTV will likely come from a local portfolio lender, or only in a really good market with a higher class property with agency debt. 

Well for starters - you're going to need to take a class. 

And when you are ready to outsource your mailings, the only way you'll be able to make an honest apples-to-apples comparison is to know what your actual costs are to fold, stuff, label, stamp and mail each piece.Because I bet you're "paying" way more than you realize to do it yourself.For example, I've used Click2Mail's email-to-mail service to mail 8.5x11 letters in a 6x9 envelope with first-class postage, one at a time, for 84 cents each.

I've completed the continuing ed classes in physical classrooms and online, and online just seemed so much more efficient.

Kevin S. ... your post is full of questions that will all get different answers unless you narrow them down to a specific area or class of rental... you want A and B areas or C and D?

If I remember right it does cost them something, even to just run a quick automated search.Unless they know you, you've brought them plenty of business, and they think you have a reasonable chance of selling the probably you plan to buy.One alternative is to take a class on how to run title searches yourself.https://www.timios.com/ has been known to be investor friendly. 

Hey Ty- I've been investing for 15 years and just finished the licensing class.

This is a C-class property and heat included is sought after.