They are literally building their own comps.

Find your local REIA and start attending and find the Realtors there to build friendships with. 

build a multifamily property and continue that strategy. building is a different strategy that allows you to still enter hte market below value. this is what we build in columbus ohio for investors it's a 3 story walk up infill that's about 24x40 and 2 bedrooms 1 bath stacked 3 times. it's identical to like 65% of apartments that are built. you'd need probably 100-150k in proceeds.

Laundromats that are next to (same building) or attachedwith an access door to a coffee shop, cafe, etc are the best ones to get.

I personally like to buy in towns/neighborhoods in which no new builds are possible within 10 miles because all the land is developed.

Happy to connect and work with anyone trying to expand their business.I am working on building an industrial portfolio of my own - consistently searching and analyzing deals.My main market is Southern California, but I am slowly expanding my lens across the US.Ronald Rhode and Chad Griffiths are the best content creators in the space hands down. 

@Max Bellino For smaller properties like your 2–4 unit multifamily buildings, an online cost segregation study is a quicker and more cost-effective option, providing sufficient accuracy for straightforward properties.

I has two GREAT property managers that immediately come to mind, one handling 5 high end high rise condos I owned in Phoenix and the other one handling a 12 unit very lower end apartment building I owned in Arlington, Texas.  

Things just require more ongoing expenses percentage wise out of state because you have to pay people to do everything for you and you will have a longer time building relationships with vendors even when getting decent referrals. 

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