I have a couple business partners looking to pool resources to make this possible as well.I am interested in connecting with bigger pockets experts, agents, and lenders in Middle Tennessee or surrounding states.  

offer a fair market price that you are happy with and then in the contract say you will pay X amount additionally over 5-10 years to equal the amount they actually want? 

Oh one more tip, ask specific questions, like who is going to not say “yeah im great with communication” , be wary of this trap too because you want the PMs to focus on doing their jobs rather than answering 20 emails from each investor each week, time is our most valuable resource please don’t take up too much of it, when you say “yes” to something you are also saying “no” to something else (opportunity costs)Questions to ask:- what is the eviction process like after COVID 19 in your city (ask for details and differences beforehand)- what are the city rental regulations, what is the process to obtain a rental license, how would you rate this city compared to surrounding cities on difficulty with this process and working with landlords- how do you handle late fees and payment plans, if a tenant calls and says they’re going to be 5-9 days late but have been on time for 6 months what is your response- if multis - how do you handle tenant conflicts- why do they work in property management and how did they get there- if you could invest in any city in the state where would you and why (I love this question because it will tell you if they know where the most profitable areas are for investors and ROIs and hidden costs)- how is water/water bills handled in this city

Recently, I've encountered startups and companies offering quick EMD financing at high interest rates (around 3-5% per month).

I got 3 offered last week of $115k $120k and $130k and $120k and $130k just pulled it offered out yesterday at 8pm.

I have seen they have been pushing RentRedi a lot on the podcasts lately and I fell victim to their marketing tactics and checked them out.They seem to have fairly reasonable plans ($9/month for year plan) and offer a variety of features but I am still confused why someone would pay for property management software when there are so many free alternatives out there. 

Sometimes just the mere filing of arbitration gets you a good settlement offer, because they're scared of risking the dice with arbitration. 

Off market - seller wanted a cash offer How did you finance this deal?

But the real value a 1031 intermediary brings goes way beyond simple document prep which is what the lower cost internet sources offer. 

Happy to chat about my experience there or send some resources that might be helpful.