When I purchased my first large apartment building my real estate broker called 18 different banks until we found one that gave me the loan and I saved more than $20,000 by dealing directly with the bank and no loan broker.Then, as time went by, I got lazy and found what I thought was a terrific broker.

So my folks that I fund do the normal stuff SEO  Direct Mail text and ( what I did) telemarketing. 

while still trying to keep up with the competition Do you rely more on direct-to-seller marketing, networking with agents, leveraging platforms like PropStream and Batch Leads, or just by looking at a lot of deals?

Microsoft Excel, and most budget or free online bookkeeping isn't going to cut it in this situation.For the rental properties you own directly, I often tell clients and prospects that a P&L in Microsoft Excel is just fine and a balance sheet is not necessary for tax purposes. 

First, almost all properties are either placed with a broker for sale or directly listed on the major property sale websites.

I can help direct you to a few local networking & meetups for investors. 

@Erica ArceCould you have a written agreement directly with the wholesaler that outlines your fee for bringing a buyer to their deal?

When you do move in, it will be important to separate out direct and indirect expenses.

Is it directly below a bathroom?

Im open to conventional financing or seller financing.To find properties, you can network with local agents and brokers, join local real estate investment groups, use online platforms like Zillow, Realtor.com, and Redfin, send direct mail campaigns, drive for dollars, network with property managers, and explore seller financing.Good luck!