Added Value: Since we've invested in this market for the past 6 years, we have incredible property management in place.

I do a lot of marketing for off-market deals on paid Facebook ads. 

It is harder to do the above when you are trying to buy a D class rental with the aid of section 8, you just set yourself up for failure. 

However, the rents are slightly lower and could potentially wipe out your monthly cashflows with one major repair.As for higher appreciation market like West/East Coast, it's more expensive, but rents are higher due to a strong labor market, there will be a certain amount of demand for those markets, but the downside is that you will need to be creative by adding more values for the property.

Give yourself a cushion, but let the rentals play out.A lot of this is psychology, but I'm not going to preach debt, debt, debt ad nauseum like some do.

If I had to choose, I would always prefer cold calling over texting for this approach.The two best strategies I’ve found are inbound methods: direct mail and Google Ads.Direct mail can be expensive, but it can also yield highly discounted properties.Google Ads, on the other hand, doesn’t require data extraction like calls, direct mail, or texting.

We purchase it with seller financing and we built a caretaker’s house and popped the top adding an additional story to the house.

The best advice ever given to me was to invest in mortgage notes and not the actual real estate...... unless you have the time for value added projects.Know what your end game isKeep an eye on your equity. 

I personally blame the alarmist asset protection firms, some of which are big on ad spending on social media to get in front of new investors who don't know any better (no fault of their own). 

We have a 14-page management contract that we've added our real experiences to over the years, with the intent of protecting both us AND the landlord.