Many banks can't be bothered for less than $100k.

Their 10% fee on total repair cost was the straw that broke the Camels back.I can't get a human at ECM to pick up the phone.Allcounty NEO seemed like the best option out of all but can't be bothered to even send me the contract to review.

I guess that was 70’s technology essentially, only 12% efficient but the fuel source was free so efficiency didn’t bother me one bit.

Tells me that "most places close in 45 days..." like that's a big issue for me.The contract he sent me is not in the name of the entity that owns the property, so this schmuck was too lazy to even bother looking up the owner name on county records. 

Do you bother with a home inspection?

Generally, if people have no intention of going out to see the property because of weather, they usually don't bother calling either.

And that I am trying to narrow in on a specific size/experienced syndicator or investor that is active enough to have a track record that demonstrates ability and trustworthiness, but not so active that they are too big to be bothered with another partner.

If so I don't think I would bother, I might consider that if I was unsatisfied with them and planned on closing it out permanently thought.Whatever you do make sure you consider the impact/risk any option will have on the various areas and don't go outside your financial comfort zone, stay as conservative as you need.Best,

Learn about the players. 

After you bring this deal to an investor, as long as it is a good deal, he won't bother renegotiating.