Our next move - off market/small multifamily - thoughts?

[Peyton Moss]

Hello! 

My wife and I just completed our first deal a few months ago! We bought a single family home and lived in it for a few months before renting out for student housing. After the leases ended, we fixed it up and sold it since the market was so heavily in our favor. With the profits, we were able to become debt free, have a modest savings/reserves, and now have about 30k (maybe 35 or 40 depending on what the hospital wants to charge us for having twins in the NICU haha) to invest in our next deal. 

What I'm looking at for my next moves: I've been learning a ton about buying deals off market (even purchased Henry Washingtons Course), and am thinking it would be good to diligently try and make offers on small multi-families to house hack. One issue I see is that I never see samples of off market offers that aren't in cash. Is it possible to have a direct mail campaign with the purpose of getting an FHA loan on their property? Should I state that in my correspondence with the owners?

My other thought is to target single family properties instead. Though we wouldn't be bale to rent out immediately since we will be looking to fix it up while living there, we would have more options and could possibly wholesale deals we get that we cant take at the moment (although I haven't really looked into what wholesaling entails, so thats just spit ballin'). 

In the end, the only clear direction is: get leads coming in.

All thoughts and advice is appreciated. I've really enjoyed learning about real estate over the years and cant wait to jump into it more! And please forgive me for the long post, I was also very excited to share our limited success so far. 

Thanks!