I used to drive for dollars on purpose with a map, crossing off streets as I covered them.I reach out to tired looking plex owners via a nice letter or postcard and try to build a rapport with them. 

They all read David Green's book I guess..I have done a lot of BRRRR's in Milwaukee for over a decade.

Quote from @Jonathan Greene: Where was the water leaking into, the attic?

That also does not account for any other expenses, such as vacancy, make ready, PM, lease up fees, and reserves for maintenance.My suggestion would be to look for homes that are further north or east where you can likely get a better price and higher rent....Anna, Sherman, Celine, Van Alystene, Aubrey, Cross Roads, Little Elm, Denton, Forney, Princeton....Lavon.

I agree with @Jonathan Greene that it may not be worth the hassle if this is the only time you're going to do a direct booking, but I would recommend trying to get more direct bookings. 

Quote from @Jonathan Greene: I run a monthly meetup in Northern NJ on the first WED of every month.

Just finished Pillars by Mr David Greene as well. 

A buddy of mine @Brian Green is a local real estate expert there in Saratoga.

Quote from @Jonathan Greene: You are hoping for a lot with good appreciation and decent cash flow, but paying cash can get that done for sure.

Most work this way: Rates: 9% to 13% (Most Deals are 11-12%)Terms: up to 36 Months (Most Deals are 6-12 months)Fees: 2-4 points(%) of loan amount paid at closing (Most Deals are 3 points(%))Minimum Loan Amount: $50,000 (For loans less than $250,000 $2,500 minimum fee)Max Loan: 65%-70% of After Repair Value(ARV)100% Rehab Financing Available (Require 20% of purchase price down payment or cross-collateral)Closing Timeframe: 48 Hours - 3 Weeks (Most Deals are 2 Weeks)NO PRIMARY RESIDENCES, NON-OWNER OCCUPIED ONLY, BUSINESS AND COMMERCIAL USE ONLY.