Goal: spark qualified showings without looking like we’re chasing and keep room for normal credits/concessions if needed.Questions for local buyers/investors:1) In Nov–Dec, which list would you choose for this profile: high-$710s or low-$710s (same $700–$725k portal band)?

You've already got the two main players pegged: a great agent who knows the investor side of things and a reliable contractor.

I’m staying active but stricter: tighten the buy box to durable B/C neighborhoods, underwrite to in-place income first, and only chase value I can control like better management, lease-ups, and light turns.

Welcome to the Python Economy @Chase Calhoun. 

As for flips, the key is building relationships early, not just chasing the best rate.

I've chased sewer smells a number of times in the past, and often they end up being legitimate.

Like most new agents, I thought success would come by building my “ROLODEX” of investors (buyers), obtaining as many listings as I could by chasing listing “leads”, and trying to “service” the buyers and sellers I represented.  

Quote from @Chase Calhoun: Hot take: Your first deal SHOULD be messy, uncomfortable, and borderline stupid… and mine definitely was.In 2017, I bought a house in Little Rock sight unseen from California for $28,250.It was a foreclosure listed on Zillow.It looked rough online.In person?

At least that's what the big players said when I attended the NJ Multi family summit which was last October.  

You’ll find deals faster by being consistent than by chasing new channels.