Welcome to the community @Joshua Giles ! 

We focus on SFH in Garland, Richardson and north east Dallas.

Hey Phillip, welcome to the community!

As far as whether to approach them with or without an agent - approaching them directly without an agent can save the seller probably 2.5-3% of fees, which give you some room to negotiate on the price, but you need to be confident that you are capable of evaluating the property value, estimating on the amount of work that is needed, knowing how to negotiate/ structure the deal, and navigating the closing process.

Writing this post to introduce myself in the community!

I’m actively working on agent outreach and direct-to-seller approaches and would love to collaborate or learn more about your investing criteria.This community has been such a tremendous resource for me, and I’m eager to give back by helping others find great opportunities in Columbus.

Hey Joe,Welcome to the BP community.

We pride ourselves in keeping the forums positive, helpful, and focused on real estate (please, no politics, religion, etc.).

My primary focus is on the BRRR method, with a greater emphasis on appreciation over cash flow.For those with experience investing in Cleveland, I’d greatly appreciate any insights on neighborhoods worth focusing on.

Personally (as a STR-focused REALTOR), I would never give you numbers and tell you you can hit them.