You bet, Jim.

If that's the case, your best bet is always going to be a live in BRRRR.

You gain freedom of choice.5.

With inventory tight and rates mixed, some investors pick up existing deals, others go ground-up.
We’ve funded both ends: new builds and acquisitions.
Which side are you favoring this year and why?

Nothing in that ALJ ruling overrides your choice.2.

Job growth solid - do not see that happening. 4% incresase - I would bet the under on that all day long

It does happen from time to time that brokers will higher someone with the understanding that they will not provide any help at all...so if that's what's happening here, then we need a plan.2 Choices here:Network Like a Madman:  Let's try some local meetup groups.

Also interview more agents, I would bet you haven't spoke to an investor savvy one. 

QuickBooks seems like an obvious choice however we use owner Rez for our property management integration software.

I know an investor in colorado with $100M in assets who I would bet ill be out of business in 12-24 months because of this and another in the southeast with $15M+ in assets but bleeding cash and cannot refinance out, if they can they are getting debt at 15%+ and are just borrowing debt to pay other debt which never ends well.