@Jay Chang “In business as in life-You don’t get what you deserve you get what you negotiate” . 470 pages, but have some gem lessons.

Dan,That is a gem of a letter!

CALL NOW for a tour of this lovely gem on Caucasian Avenue!

I scanned 30 houses daily and looking for a hidden gem.

Investment Info:

Single-family residence fix & flip investment.

Purchase price: $120,000

Cash invested: $10,000

off market deal, subject to purchase. Worked with the seller who was motivated to h...

A few gems in there. 

Let's look at finding deals . . . . . . . for single and  multifamily1)  Track listings on MLS (being your own agent is helpful so you can act fast, but not for everyone)2) For multi family, I would also watch LoopNet or Costar3) get on a lot of wholesalers list and sift through the junk to find the gem 4) Attend local REIA meetings and get to know the players and let them get to know you, they might have a pocket listing.5) Direct mail potential sellers in areas you want to buy -  - code violation lists (I send about 1000 pieces of mail a month)- probate (or even obit records for all deceased owners of property) - look for deceased owners of duplexes and send letters- direct mail probate attorneys who might have families dealing with rental properties- direct mail nursing homes - caseworkers who help families transition- farm specific areas where you want to buy and direct mail the absentee owners.- know of a group of properties you would really like, keep telling the owners of your desire to buy and when they sell, they will call you first (most good duplexes sell this way to friends or contacts that connected with the owner) they don't often get listed for sale, they sell to family or friends.

I uncovered that gem on Reddit. 

Hoping to find a secluded gem that could be an STR year round.

I've gone through 1000s of these and while there are some gems or some that slip thru the system, it really is the needle in the haystack in Texas from my experience.