How can I find deals? Setup a call center? Call Sellers directly?

[David Capote]

So we were able to find a great deal about 2 years ago, on a large, commercial, multifamily, but since then have struck dry. 90% of all deals the banks don't want to do. The ones they are willing to do I need to put 35 or more % down payment due to the property not cash flowing. Banks also don't underwrite based on Proforma but look at actuals. They have complicated models which take a lot of things into account which 95+% of even seasoned investors don't understand as they look at tens of billions of $ of loans all over the country.

After analysing almost 100 deals in 2 years this is what I've learned:

1. A seller Actual real 10% Cap rate is when the bank looks at it an 8% cap Rate.

My question is how can I find a verifiable 10% cap rate in this market? I would even look at distressed, vacant, Class C properties in rough areas if the Proforma was a 12 or 15 Cap.

What are the best options?

I know some investors setup call centers or virtual assistants to call property owners.

How about direct mailers?

Driving by neighborhoods and finding out who the seller is and calling them directly and trying to meet them in person?

Calling on owners who are going through rough times that might trigger a sale?

Which is the most effective technique?

I realize that I am looking at what all investors want but believe I have 3 distinct advantages, I am a seasoned, intelligent investor with detailede knowlege of bank underwriting, I am very persistent, I have capital.

Any advise would be highly appreciated, we are looking for large, commercial mutlfiamilies.

Thanks!