Where and how do YOU search for properties?

[Luka Milicevic]

I am a newer investor. Only have 2 deals under my belt.

I was curious as to where everyone finds their deals. Here are the sources that I am aware of:

The MLS-I mostly use a realtracs.com-that is the most accurate according to my real estate agent. In addition I search the MLS on Zillow, Trulia, Realtor.com.

Any recommendations on the best website to search the MLS?

Where is the best place to search for foreclosures and multi-family? I only know of foreclosure.com and loopnet, both of which require a monthly payment.

Currently I'm having a really difficult time finding properties in my market, and I feel like I might not be looking in the right places. (Nashville, TN/greater Nashville area).

Any advice is greatly appreciated

[Bill Gulley]

The MLS is often the last resort, not many deals there listed for home buyer Homer Home Owner.

RE is a social business. Who died, went to a nursing home, got a promotion, lost a job, who wants to retire, is getting married, is having a baby, new to the area, lost a law suit, going bankrupt,  had a vehicle repo, has a code violation, does a contractor have a lien on any property, any child support liens, you get the picture. Social events, known as "life events" motivate people to sell or buy RE.

Networking in social circles and having your name out there is critical. If a contractor knows I can buy his lien, he calls me, I don't beat the bushes but once. A nursing home director knows I get folks out of a financial bind. A good bird dog is a bridal shop owner or flower shop. Court records, the Daily Reporter (or your local version) lets you know what's going on. Larger corporations have a "RELO" system, they can work directly with a landlord or owner/buyer. Why drive for dollars when there is an army of service drivers running the streets everyday, UPS, Fedex, lawn guys, drug store delivery guys. A mail person can tell you if a house is vacant, just not the name of the occupant.

Watch how you pay for referrals make sure you're not paying in an agency relationship.

You'd be surprised if you just start talking to people you meet, know anyone looking for a house or who needs to sell one? Even your waitress at lunch knows people, has relatives, has a neighbor! Walk and talk, it's the most effective, belly to belly intelligence gathering way of finding out who, what, when and why! :)