Growing up, I helped my parents with their house flipping and rentals, so I've witnessed what REI can do, I just hate that it took so long for the light bulb to go off.Current State:I am looking forward to gaining as much understanding as books can give me, but mostly eager to acquire our first property and learn while doing.

I understand that every market and the consumer psychology within a given market varies, but a general consensus pertaining to the feasibility of direct mailing would be appreciated.

However, I will repeat It so she  understands COMPLETELY.  

If only 1 property out of 1000 will meet your requirements, I can somewhat understand this approach from the agent.

I can surely use my agent to help, but understanding the logic/math behind it would be very helpful so that I can analysis deals more efficiently on my own.Thanks for the help!

Including understanding the pros and cons of cost segregation.If you just want some free advice, that's ok too.  

They fall short of understanding what they're getting involved with.

I know I can ask the 1031 exchange experts directly here through private messaging but I think this can be a helpful conversation for some other members in the forum.I have a business partner that we own a commercial ...

My general understanding is that debt collectors are collecting on behalf of others.

I can understand why your agent might be shying away from the idea, but it would ultimately depend on what you are looking to do.