I recommend setting up keyword alerts for each area as they are discussed in the forums daily with advertisements posted in the BiggerPockets marketplace hourly.One thing to note when looking at the individual markets, you can make or lose money in any market.

But that doesn't mean random people will invest with you (assuming you're structuring the deal that you can even advertise to random people), so that means you will still need to focus on building that investor database.

2) If you got a lead through a lawyer, how important is that the deal remains private and only advertised to the best cash buyers?

I always think of what I do when I open my mailbox, I don't even look at postcards because I know it's an advertisement. 

You need money for advertising, cashing out the seller, title, escrow, 3 mortgage payments (for safety), electricity, water, reserves and the ability to pay off the underlying mortgage within 30 days if they call the mortgage due.

Advertised rates are very generalized and don't account for differences in property type, credit scores, loan amounts, LTV, occupancy, etc. 

Additionally, there is a huge fad going around Utah with Homie, which advertises that it has streamlined the process and lowered agent commissions.Long story short, I'm having a hard time deciding if it is worth going at it alone vs. having an agent.

If they advertise 7% and no points its probably to good to be true or you have to have something ridiculous like 10 flips in the last year to qualify. 3.

What they don’t tell you is that it does require money (marketing and advertising) plus it requires knowledge of your market, laws, and education on the mechanics of the deal.

I advertised up front that the internet was for checking emails, news etc and not for large downloads due to it being Satellite.Now that I finally got a DSL line to my remote area of the lake I don't worry about it anymore.