Struggling to find deals in Denver

[Jason H.]

I have been searching for fix and flips in the Denver market for 3 months now while working with a realtor who specializes in investments, with no results.  I have also been driving for dollars and get property notifications from a local wholesaler (which are complete dumps).  I bumped my 70% rule to a 80% rule and still cannot find anything that meets my criteria.  One aspect that is hurting me is using hard money, the cost of the hard money is definitely hurting my evaluations.  However as a self employed electrical contractor as of a few months ago, I cannot go the conventional 20% down route for another year.  

I have almost been thinking of purchasing buy and holds in out of state markets but keep reverting back to the "there is a strategy for every market" mentality, but cannot obviously get one to work.  

Does anyone have advice that has worked in markets similar to Denver?  Any recommendations for a realtor who can help with off-market deals?

[Matt M.]

I'm finding off market stuff, but I've been keeping them for myself. I've only passed one on this year to a client. The margins were too slim for me, but he did all the work. He's going to make $50k. 

Have you told your sphere that you are looking to buy? My best deals come from friends and family. If you want a deal, you are going to have to go out there and get it. When you drove for dollars, how did you contact the owners? Have you been following up monthly on your leads. It's a numbers game, and maybe you need to up your numbers.