It’s definitely been a struggle to my scaling my business.

Yes, the interest rates will be higher all things considered they are very low still, and i have no idea what scale of acquisition you are doing so I can't judge the full impact. 

I am one of the biggest opponents of the "my way or the highway" strategy discussions on BP...but I have to say, out of state BRRRR without scale is one of the hardest and most risky strategies discussed on BP.

Do they only work with realtors or do they also work with small scale investors?

Employees, subcontractors, vendors and suppliers.For a PM software and system you need a system like https://www.coconstruct.com/Or https://buildertrend.com/ these are critical to scaling the business.

The downside, it seems ,is that I may not to be able to scale as rapidly with new properties.

I used Cozy last year with my first unit, but am starting to scale up so I'm looking for something a little more advanced. 

Either small or large scale. 

I've done deals in 8 different states, but have been scaling back over the past year due to headaches and wanting to simplify my life. 

I'm not against cold calling, it's just that the skip tracing (using REI Skip), when done on a large scale, can have a lot of wrong numbers.