Most come out ahead over an extended period of time by buying better quality assets where they perhaps have to leave some capital in the property but find themselves able to sell for real gains or refinance out appreciated equity and scale more effectively that way. 

They're often high quality and cost-effective.

The general rule of thumb on refinances is to do it if you can make back the transaction costs within 2 years.

Any tips on targeted marketing, effective lead generation, or even some "outside-the-box" tactics?

Start small, network with other investors, and use tools like BiggerPockets calculators to analyze deals effectively.

Many mortgage shops do NOT allow their loan officers to also be RE agents on the same transaction to much of a conflict of interest. 

Do I need to run this transaction through my broker since it is not going on the MLS?

And my recent transactions in IOWA thats a whole nother enchilada with their title abstracts literally compiled and handed to the buyers for safe keeping..

Not too shabby for land appreciation.That said, I’d keep an eye on the Elon Effect down southeast.

If a bank sells a note to Dion at 87K, they know he's in the business of selling, he sells for 95K to someone else, that is an arm's length transaction, the borrower had nothing to do with it.