Recommendations to find active investors

[Edwin Epperson]

Hey BP family, I'm an investor in Tampa Florida, and I looking for "unique" ways to find RE investors who are ACTUALLY closing deals. First the most "recommended" ways...
#1: Local REIA Clubs = While this may have worked 12 month+ ago, now with many clubs being shuttered or very limited meetings I'm looking for more remote ways to connect... which leads me to #2...

#2:  Social Media Platforms (Bigger Pockets Included) = While the ability to get in front of THOUSANDS of RE Investors is easily recognizable, you have to filter through just as many to find real RE Investors who are actually closing deals, not just talking about it.
    #2a. Personalized outreach = I have found much more success in this, simply reaching out to individuals on a one-on-one basis, yet you can clearly see the disadvantage to time constraints.  I have a limited amount of time each day to engage in conversation, looking to maximize leverage of time... also...
    #2b. Group engagement = While most SM platforms have groups that can provide more specialization, the number of infiltrated scammers and poser seems to be overwhelming.  This can lead back to the problem of 2a, specifically the time constraints... which leads me to #3...

#3: Hire a "VA" service = While this may on the surface seem like a great way to leverage time, it is CLEARLY evident when you are engaging with a VA, not the actual person you think you are speaking with. Obviously, there is the benefit of leveraging someone else's time, but it seems to me that past experiences most real RE Investors don't engage with VA's because of the fact they are not dealing with the actual decision maker.

Different "Unique" methods. This is really where I want to hear some feedback. The target audience is not the homeowners or wholesalers. The target audience are the investors who are actually making the purchases, whether F&F, Bridge, BRRRR or turnkey rentals. So here are some thoughts....

#1:  Searching County Clerk of Court records = This is a method I personally have implemented and seems to do very well.  Clearly there is no better way to identify investors who are actually closing deals than to see who has bought what properties and where.  However the leveraging of time REALLY applies here because the number of records can be exhaustive, and as more and more investors become savvy and are purchasing properties in entities created in states with anonymity laws in place.  It takes twice as long if not longer to reach out to these investors, yet the percentage of success is pretty high.  Say out of 100 contacts made I may actually communicate with between 20 and 30.  Out of those 20 -30, I have a close rate of between 20 -25% which is pretty good.  Yet again it's the amount of time dedicated to this method that I simply cannot continue to commit.

#2:  Drive for "Dollars" = While this is a technique used for wholesalers I find it could generate pretty solid results with the fact you are able to meet the investor at the project as work is being done.  But the glaring fact in this method is it is a HUGE time suck.  You could spend hours driving neighborhoods you wan to invest in and only find three or four rehabs happening, and even then its a hit and miss if the investor is even there and if the contractors on site even know how the investor is.

What are some of your recommended techniques to find ACTUAL RE INvestors closing on deals?

[Brandon M.]

@Edwin Epperson - I am trying to figure out from your original post what your actual goal is in meeting up with actual RE investors who are closing deals. Are you looking to find someone else more experienced than you to lean on/ask questions to/show you the ropes? Are you looking more to wholesale properties, and therefore looking for investors to sell your deals to? Is it something else? 

I am an actual investor closing deals for instance (flipped 12 in 2020, aiming for 20 in 2021, so don't know if you consider me a small guy or a big timer, I guess that depends on your perspective), but I don't know what it is you are searching for in regards to RE investors. 

I can tell you that wholesalers have found me previously though the property appraiser. A newer wholesaler I had never heard of before texted me about a property. He skiptraced me to find my info after finding my LLC that purchased a property back in October. But again, he was a wholesaler so he was looking for investors to sell his deals to.