If rates come down at all I predict we’ll be back in a strong sellers market (competitive offers, steep appreciation etc) because inventory is still low. 

With a competitive landscape for all types of real estate I had a very difficult time finding opportunities where the price and numbers looked good, and the seller was motivated enough to carry a note.

What is the true marketing channel Whether it’s direct mail, cold calling, networking, or something else, I’d love to hear what’s been working in your market and how you’re staying ahead of the competition.

I had a distinct advantage over my competition who had to do their own courthouse searchs.

Hindsight Critique•Continue to build relationships to increase deal flow•Property manager (Mercer Hughes) is critical to completing renovations and quick tenant placement•Continue to build relationships with private lenders and personal investors•Have cash available to make quick competitive offersDid you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

When cycle gets tougher then those marginal agents sales dry up and they go back to that j-o-b especially since they did not save and spent all their money on trips, bigger houses, nicer cars,etc.Good LuckI hope you are one of the few that make it long term. 14 years in the business and still having record sales year after year.The best nugget of info I can give is constantly out learn your competition.

Schwab Pledge Asset Line is competitive.

And probably not a lot of competition.

These companies invest for long term growth.Here's why exploring these options could be a win:Less competition: Fewer investors might mean you snag a better deal.High growth potential: Up-and-coming areas can offer excellent appreciation alongside decent cash flow.Unique opportunities: Discover niche markets with specific tenant needs, like student rentals or corporate relocation hotspots. 

With a 40% expense ratio, the DSCR is approximately 1.21Hindsight Critique•Continue to build relationships to increase deal flow•Property manager (Mercer Hughes) is critical to completing renovations and quick tenant placement•Continue to build relationships with private lenders and personal investors•Have cash available to make quick competitive offers