Remaining TCPA compliant is such a moving target these days.

Here’s the quick-and-dirty lowdown to get you started:1️⃣ Where to Look:LoopNet & Crexi: Good for commercial deals, though the best ones go fast.MLS (Multiple Listing Service): Access through a realtor for hidden gems.Auction Sites: Think Auction.com or HUD homes for distressed properties.Direct Mail Campaigns: Target landlords with older properties (especially those with code violations).2️⃣ Systems for Finding Deals (Step-by-Step):Set Your Criteria: Market, budget, unit count, rehab level.Build a Deal Funnel: Use LoopNet, Crexi, wholesalers, auctions, and brokers.Analyze Quickly: Use a property calculator to see if it cash flows.Direct Outreach: Contact sellers or property managers directly.Get Your Network Tight: Property managers, realtors, contractors—they’ll drop the best leads.3️⃣ What Makes a Good Deal:Cash Flow Positive from Day 1.Below Market Value (usually needs rehab).Upside Potential: Think rent increases, better management, or refinancing options.4️⃣ How to Become the Better/Best:Study the Market Like a Hawk.

If you consistently analyze properties, recognizing a good deal will be much easier when it shows up.

If some one dies, coma or goes to jail this makes it easier.  

If you can't hit your targets in a B neighborhood, you start looking into C or D neighborhoods instead. 

You can not possibly target who is or who isn't motivated, so DMM, cold calling, anything to do with a list, can't target motivated sellers.But you don't need to be able to target them. 

The idea was if you have 200k you can get one of the properties like Michael shows on his Instagram and target 20-25% cash on cash returns.

Use a 1031 exchange to sell one or more properties and reinvest into fewer but higher-yielding or easier-to-manage assets, like multifamily units or triple-net lease properties.

I'd recommend targeting the agents that have done most of the sales in the locations you are interested in, they will know the good areas vs bad areas.

What is the amount you are expecting to start with and the geographic target area.