You have to give us a little more to work with if you expect real answers.

To answer one of your questions I do not look to make a profit. 

They all asked me questions from the std script and when they ask, are you in the home now and my answer was no...they all said no they could not beat my rate because it was no longer owner-occupied. 

I will answer calls, take care and know my listings, will actually take pictures and advertise in sum........I'm coming for you!  

Setup time to speak to a few of them to learn more about their model and get a feel for how they answer your questions, how they treat you during the call.Be prepared to share your net worth, income, and investment history with them if you want move forward.For the ones you like (after speaking with them), maybe have them send you example investor communications on prior deals so you can see how they communicate to keep investors informed.Once you've narrowed it down you'll want to further evaluate the sponsor Track record, references, etc.Have them present a past deal in detail to try to understand their assumptions, are they conservative, etc.You can use the BP Tenant Screening tool to get criminal and credit history.

I have not answered them.I would be fine making a small deal, a wholesale, or learning from someone locally and I didn't have any idea there were so many out here who are doing these kinds of investments. 

It’s an excellent place to start, and can answer many of your questions.

If you have an agent, these are the questions they should be answering for you. 

I found someone who can answer these questions for me but will reach out for referrals should they be needed.

I'm hoping to have better luck here getting my questions answered and networking with others in the area.My first question is about finding the ARV without reliable comps?