I've been searching myself for 2 years now and have yet to find one good cold calling company, I've even tried to hire off upwork directly.

You can't actually pay it off directly because they've been securitized, and the people who invested in those securities did so because of the specific certainty of the payment schedule.What you do in a defeasance is use the proceeds of the sale or the funds from your new lender to purchase treasury bonds that are packaged to make the exact payment amounts and timings on the remaining term of the loan, and then assign those bonds to your old lender.

If you need further guidance, DM me, and I’ll point you in the right direction!

The layout and comps will ultimately decide which direction to go in -  but it is hard to ignore the fact that families in the price range you mentioned will sour at thought of 4 bedrooms sharing one shower.

So my loan officer may direct me to not disclose those properties while applying for the refinance.  

From there, I try to figure out why this house isn't selling, and if I'm still interested I'll make an offer at a price that works at my numbers.Other than that, yes I think it is a great idea to dig deeper into more creative methods of finding deals - wholesalers, direct mail, door knocking, networking, etc.

A lot of investors start with direct ownership but later shift to passive syndications, real estate funds, or private lending to scale their wealth without the operational stress.

Plus, these properties are usually sold as-is, so an inspection wont change much.What experienced Flippers Do InsteadBring a Contractor Instead A 15-minute walkthrough with a good contractor will tell you what you need to know.Know Your Numbers Upfront  If you price in a repair buffer, minor surprises wont kill your deal.Use the Inspection Period (If Allowed)  Some wholesalers offer a short due diligence window use it wisely.When an Inspection Makes SenseIf you’re new and not confident in spotting costly repairs.If its a high-end deal or potential structural issue.If your lender or partner requires it.If you do need an inspection, find an inspector who moves fast and work directly with the wholesaler to coordinate access.

I can help you narrow down the best Texas market for you, DM me, and I’ll point you in the right direction!

As for reaching out to agents, I suggest connecting with buyer’s agents directly.