Great news is when you get a deal there the spread is usually solid, bad news is many of the traditional marketing tactics don't work very well (at least in NYC where you cant cold call, PPC & PPL is really expensive and I don't know anyone who does well with direct mail).

By simplicity I mean, it becomes important to determine WHEN a payment is made.For example, if a tenant is mailing you a money order is the payment made when its mailed?

Here are a few tips to help you score that first deal:Network: Join local real estate groups and online forums like BiggerPockets to connect with other investors.Find Motivated Sellers: Look for distressed properties and consider sending direct mail to homeowners facing tough situations.Research the Market: Know your area’s property values by analyzing comparable sales using sites like Zillow or Redfin.Craft Compelling Offers: Highlight the benefits of a quick sale to sellers and consider a solid earnest money deposit to show you’re serious.Market Yourself: Use social media to share your journey and post flyers in local spots to attract leads.Stay Persistent: Rejection is part of the process, so learn from it and keep refining your approach.With your big business mindset and hard work, you’ll make it happen!

Interestingly enough, I just got a piece in the mail today clarifying my cancellation of my policy from State Farm.

Per our attorneys, when we transfer SDs we require:1) Explicit written directions from owner on where to transfer, including name, mailing address and/or ACH payment info.2) Owner MUST sign a Hold Harmless Agreement, so we will be relieved of all legalities regarding SD after transfer.If an owner refuses to cooperate with our requirements, we will refund the SDs to tenants and send owner proof.Otherwise, we can send to owner of their new PMC.NOTE: we also are concerned about your new PMC allowing you to hold SDs!

I would call them first, let them know you are sending it and then send it via email and regular mail. 

While I have done a decent job in my spare time building a mailing list of interested parties (including a great survey that has taught me a lot about what buyers want there), I fear that not being on the ground there would hold me back.

For example, you could print high-quality postcard-size flyers for a direct mail marketing campaign.

I would ensure receiving mail is not going to be a cluster as well as shared yard/spaces are addressed.

I’ve been driving for dollars in hoping to do some direct mail here soon to possibly find a deal that way where I can use my HELOC only for the purchase and still have some of it leftover for repairs.