Most services falsely advertise compliance to federal law.https://citygro.com/text-and-email-marketing-regulations-need-know/Since you have to ask for consent before sending, it means you need an existing relationship.

@Greg Hoffmanit's really going to depend on your relationship with the agent.

I am ready to cut off this relationship ( lol - disappointed customer☺).

 1) get pre approved with a lender and 2) get a relationship built with a local agent that knows the  area and has time for your plans ....

It very easily could end up in a downward spiral and damage your relationships.

If you have any banking relationships, I'd lean on that, but you might be looking at having to eat a prepay for anything that's 18 months.

It’s all about relationships and reputation. 

I agree - you need to establish relationships first via good work,  then move from a transactional deal to a trusted relationship. 

I would like to build a long term relationship with local lenders, currently I am talking to Chase, UFCU, RBFCU.

Bottom line:  either learn to do them yourself, or establish a relationship with a title company/abstractor that can run preliminary title for a fairly reasonable amount.