Much better paying a 9 to 10 percent quick return on money than 15 percent and 4 to 8 points.Private individuals tend to be lawyers,doctors,etc. basically professional that want to invest in real estate but don't have time to be hands on.In many situations hard money and the low ltv,high rates,and high points make the deals not work.If you exhaust all else then look at hard money.

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. 

Pay them to get out--it will ALWAYS be cheaper than an eviction if needed. 

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

Exhausted but loved every minute.

Is a list broker different than an agent? 

Yes, it will be exhausting, you will learn a lot, Youtube will be your best friend but don't give up.

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