Being new to this process, it seems a regular referral form won't work.

For instance, how did the due diligence "come back as clean" and the "leases were solid" if the rent was not paid up to date and paid REGULARLY?  

So if I am looking at an asset as a 10 year play - I look more at the location, schools and how has this market performed in the past excluding covid and 2008 which were extenuating circumstances.Reality is right now shorter term plays do not work based on numbers and cost of financing - we went through this same thing in 2001-2004ish timeframe where properties would appreciate 2-3% per year and after buying costs and closing costs - you were not making money on assets unless you performed the labor or found a really good deal.this is how real estate "typically" is - which is why everyone always says location location location - because after a decent holding period, you will win.

S8 rent is much higher than the regular rent and helps cash flow a lot on numbers.

Investment Info:Condo buy & hold investment.

i'm expanding my buy and hold strategy now to get my foot wet on trying rehab, and would like to work with reliable wholesalers who can provide the source. 

I don't hold them in my portfolio but I do wholesale them to other investors since the discounts are deeper.  

I regularly see promotors selling lots in beautiful communities for $40,000-$100,000 in Texas. 

In essence, they hand-hold you through on how to do two things:  First, find and tie up a select vacant commercial property, then Second get a prospective tenant who would agree to move into that subject property at a future date. 

A nice but rental quality unit gets 1500-1650 regularly in that area depending on the size and finishes.