Upfront out of pocket isn't feasible, going into debt for it doesn't make sense either.

and you can find an almost unlimited variation on risk ( from low to high leverage, both floating and fixed rate debt, from no to high skin in the game, etc).

i just have to be really, really patient.i will say though that i am actually heartened when a new investor does some math and figures out, correctly, that a miscellaneous deal with conventional debt will NOT cash flow. 

Tons of competition here and I have a lot of success finding leads via Zillow, apartments.com, and Facebook marketplace.

@AJ Smith keep sharing so others learn options that lead to success!

You're just paying for leads.

Specifically refinancing debt/loans?

A good agent can not only point out things you might not notice/know to look for in the experience, but also should help lead you to strategic advantages.

Over the past three years, I’ve been using most of the major off-market techniques.One standout method has always been pulling data and feeding it into a call center to generate off-market leads.

The areas I'm searching now for properties are serving all three audiences well, so my next step is going to be looking for inroads to the corporate people who lead the relocation set up / contracts so as to be their Property-of-Choice. ;-)Many thanks!