Just starting out and have exhausted the obvious first choices for investors-friends, family etc..

I'm not surprised that the one local agent is spending more time, simply because an in-person sale is easier to present and close than an email sale, meaning that this one agent probably has a better than 1/3 chance. 

You're talking about getting into 2 different businesses that are MUCH more difficult to operate than an Ebay business.

Is a list broker different than an agent? 

I did build a website of my own but it's more of a place holder than an actual marketing engine. 

I would exhaust those first to really know what opportunies exist locally as well if so.Rafael

All things being equal, if I've never done this all on my own, yet I'm at least somewhat established in a given market, it simplifies things somewhat to begin in an area I know better than an area I don't know.

Umbrella insurance seems to cover you and your assets better than an LLC in case of a lawsuit.3.

And yeah, exhaust fumes fo any kind, yeah, let's get ride of em when we can just because we can.

It's less than an hour of time, and if their prices are fair, they are respectful, helpful, positive and can build a good rapport with me (and they check out) they will get business from me....even if they need to give me 2-3 more bids before we find the right project.I don't think a GC who's int he business of doing $10,000-$50,000 renovations should be charging for his bids.