Asa result, we are seeking alternative methods for acquiring off-marketproperties.While we havedeveloped a robust system for identifying and pre-qualifying potential landparcels, one of the major hurdles we face is reaching the property owners.

You could organize your own in-person event and market to your avatar. 

The NAR settlement was ridiculous and has only forced agents to do more paperwork and disclosures, but the vast majority of us are still working the same way.The law requires the agent to sign an agreement with you.

I think the only intelligent alternative to the above is if they organize together, get attorney, and take legal actions to press that they are now majority share holders and execute a take-over.     

Screening and Gaurantors are important, you might want to look at majors for some more serious ones that don't have time to party. 

:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+ (roughly 5% probability of default), zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680 (around 10% probability of default), some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

I’d also look at local amenities, school districts (if targeting families), and proximity to major employers or transportation hubs.

I will also say that the majority of our clients focus syndications (even if it's through a fix and flip fund) given that it is just much more scalable than doing one-off raises. 

We manage 275 residential properties with the majority of those in Sherman/Denison so I feel uniquely qualified to chime in.Generally speaking, 3 to 4 bedrooms are the most popular and for a new build, they will lease anwhere between $1600 - $2200 depending on the area, size and amenities.

This is the foundation of why LaPlante Real Estate is based in portfolio management and property management... my personal portfolio started in 2009 and I find the majority tends to be Section 8.