You don't look for distressed, or blue doors or any other BS indicator you just get interacting. 

to do an out of state BRRRR you have to do the following remotely (somehow):-find a deal that is exactly the right amount of distressed - needs a big rehab, but can be salvaged and fixed up. 

Also the distressed seller is selling for 110k and the prop is valued between 170-200k on multiple sites.

1)Purchasing distressed property with seller financing with substitution of collateral clause.2) Wholesale property as-is, then move favorable seller financing to better quality property keeper at below market rate & favorable terms.

I plan to purchase a distressed property amd do the renovations with my heloc.

By the way, from what I read in the Wall Street Journal, there’s a growing number of niche investors cropping up who love grabbing assignments that fly under the mainstream radar, especially if you’re bringing something fresh to the table like a distressed duplex they can reposition, or a small portfolio of row homes they can turn into long-term rentals.

A finished product in A to B areas for distressed pricing is almost non-existent these days so you have to create the value you want in a different way.Rather than owning junk properties people might want to take that cash and place with a sponsor on higher end deals with equity gains on the back end that in 2 to 3 years time might double their money and have some cash flow before the sale.Owning a small slice of something high quality is better than owning 100% of a risky junk property and area because someone can't buy 100% of a property in a quality area because of price.  

I want to buy properties in Detroit and I was considering using the Detroit land bank for there low value distressed properties.

For distressed properties, focus on markets with growing job sectors, good schools, and lower crime rates, as these factors drive rental demand and long-term growth.

Relationships often lead to off-market deals and valuable partnerships.Consider targeting up-and-coming neighborhoods or distressed properties in areas seeing new development or infrastructure improvements.If you’re exploring commercial, maybe start with small multifamily units (like duplexes or fourplexes) before diving into larger complexes.I’d love to connect and possibly collaborate.