However, if you have the time and prefer to source properties on your own, I would highly recommend the following strategies:Connect with probate attorneysVisit property auctions: These happen monthly and, surprisingly, aren’t saturated with investors.Cold callingTarget LLC owned properties: Over the years we have seen an influx of companies purchasing SF for rentals/long-term holds and they failed to account for property taxes and an increase in new construction coming to the market.

Yes/no, it's not like lenders do inspections but I encourage you live there, learn, and follow the guidelines of your loan. 2.

Quote from @Adam Bartomeo:Adam - Thank you for the thoughtful response and my follow up would be to ask when you would consider a property "maxed out".

Social media is relying on reach.Unless you have huge following,  it is hard to get traction in a reasonable amount of time.

AS a follow up as you know I think your one of the brightest investors on Bp.  

California follows at 5.4%, with Illinois, Kentucky, and Michigan trailing behind.

You say the following below: To me it sounds like you want to take the easy road - there is no easy road in real estate - its hard.

The primary form of diligence we see on the forums is "what do you think of XYZ sponsor and deal" whereas the common form of diligence in the space by institutional investors, large investment groups, family offices, and sophisticated investors involves following the sponsor for years, underwriting the deals, validating rent comps, background checks on the general partners, and a host of other diligence that materially de-risks the investments.  

While many of these issues are important considerations and should not be ignored or overlooked, there are other more crucial criteria that you must question and evaluate first.The critical risk criteria that you must review and evaluate prior to making your final decision on which 1031 Exchange Qualified Intermediary to retain includes, but is not limited to, the following areas:Technical capability of the 1031 Exchange Qualified IntermediaryInternal processes and audit controls to safeguard your 1031 Exchange funds and assetsUse of Qualified Trust Accounts or Qualified Escrow AccountsDecision criteria and guidelines for investment of your 1031 Exchange fundsProtection from potential errors or omissions by the Qualified Intermediary (E&O Insurance) Protection from potential theft or embezzlement of 1031 Exchange funds (Fidelity Bond) An experienced and professional 1031 Exchange Qualified Intermediary will understand these concerns and should be happy to discuss these crucial issues with you.

So when an offer was scoffed at, I would move along and with no follow up method, the property would sale at or near my offered amount.