How do I find distressed off market properties with motivated sellers?

[Andrew Thomas Vedder]

Hey BP members, 

Foremost, thanks for taking the time to view this post! Any information you can provide for me is truly appreciated. 

I am trying to comprise a formula to effectively find off market properties in the greater-Houston area. This formula should be effective in terms of time and money spent generating leads and it should be repeatable. With these leads I hope to find properties that I can fix and rent out or fix and flip. I am struggling to find distressed properties with motivated sellers and it has led me to waste a lot of time researching with no success. 

How do you find distressed off market properties? Do you pick an area, drive around, and leave a business card at the front doors of distressed properties? Do you pay for leads? Do you use online tools to locate possible leads for you?

Again, any insight as to how you find distressed properties in your area would be appreciated. 

Thank you BP members.