In my experience, most pre-packaged “lender lists” are static and widely circulated, which means the data can be outdated or already contacted by many investors.The bigger issue usually isn’t having a list — it’s whether the lenders are currently active in your specific market and still funding deals.I’d be curious to hear from anyone who’s actually used it and closed deals from it.

The key is being plugged into the local network where deals circulate quietly and pricing is still driven by fundamentals rather than bidding wars.

Do they do the "blood work and gather family history"...meaning do they take the time to really dig into your entire financial picture to identify the best course of action, or are the quoting programs and rates without even understanding you or your transaction?

Quietly circulate deal summaries to:Current owners looking to trade up or downInvestors already self-managing or considering a managerPast buyers who asked for “rent-ready” propertiesWarm capital closes faster than cold outreach.2.

A lot of 2–10 unit deals never hit the big portals or get circulated quietly before going public.Direct outreach.

Blood at Blackwell realty ( also my property manager) and I'm currently looking for a duplex that cash flows. 

.🏭 Industrial Asset Examples:Heavy & General Industrial FacilitiesManufacturing plants with production lines, cranes, and heavy power requirementsDistribution hubs serving regional or national supply chainsCold storage or food-grade industrial facilitiesIndustrial campuses with multiple buildings and shared infrastructureRail-served or port-adjacent industrial propertiesValue Creation Examples:Reconfiguring floor layouts for production efficiencyPower upgrades (3-phase, heavy amperage)Dock door additions or conversionsYard expansion and truck circulation improvements🏗 Flex Property Examples:Hybrid Office / Industrial AssetsFlex parks with front-office showroom and rear warehouse spaceTech-enabled flex buildings for R&D or engineering firmsContractor flex spaces (plumbing, HVAC, electrical firms)Medical or lab-adjacent flex facilities:Business parks with divisible flex suitesValue Creation Examples:Converting excess office to warehouse or vice versaImproving curb appeal for higher-quality tenantsRepositioning flex from owner-user to investment productUpgrading loading access or clear heights⚙️ Light Manufacturing Examples:Low-Impact Manufacturing & AssemblyAssembly plants (electronics, medical devices, packaging)Food processing or bottling facilitiesPrinting, plastics, or fabrication shopsApparel or product assembly centersSmall-batch production facilitiesValue Creation Examples:Layout optimization for workflow efficiencyUtility coordination (gas, water, compressed air)Compliance upgrades (ADA, OSHA, food-grade finishes)Expansion planning for future growth🚚 Warehouse & Distribution Examples:Storage & Logistics FacilitiesLast-mile delivery warehousesRegional distribution centersE-commerce fulfillment facilitiesBulk storage and racked warehousesMulti-tenant warehouse parksValue Creation Examples:Dock-high vs grade-level conversionsClear height increases or racking optimizationTruck court and trailer storage improvementsLighting, flooring, and fire suppression upgrades🏢 Business Center / Multi-Tenant Industrial Examples:Small-bay industrial parksContractor and service-oriented industrial centersMixed flex-industrial business campusesOwner-user industrial condo developmentsValue Creation Examples:Tenant mix optimizationOperating expense reduction through vendor renegotiationCapital improvement planning tied to lease renewalsRepositioning older assets to modern industrial standards

.- Open cabinet doors under sinks to allow warm air to circulate.- Make sure tenants know where the main water shutoff is in case of emergency.- Ask them to report any loss of water pressure right away — that’s often an early warning sign.It’s also helpful to remind them to keep garage doors closed (if applicable) and to remove hoses from exterior spigots.Clear communication now can prevent a very expensive problem later.

A practical compromiseGiven they’re being upfront and cooperative, a common middle ground is:30–60 days rent after move-outForfeit of the security depositWritten agreement releasing both parties once paidThis avoids collections, bad blood, and months of uncertainty.5.

When your business was set up to get paid off by refinances and refinances stop and NO ONE could get a loan for an investment home as lenders went broke left and right it was a blood bath as we know..