@Vivienne Affat, as Katie noted, first time flippers tend to be hard pressed for private loans.  

This obviously isn't my only marketing channel, but it is one of them to go allow with cold calling and texting.I appreciate anyones advise.

Purchase price: $850,000 Cash invested: $140,000 Sale price: $1,476,500 Source: Cold Call, direct to sellerProduct: 12 unit multi familyPurchase: $850k, owner financeLoan 1$250k first position loan (down payment to seller)2 yr balloon, 12% interest onlyLoan 2$600k second position seller finance3yr balloon, 0% interest, 30 yr am, 8 month deferred paymentsThree 4 unit buildings.

My son will be helping us with marketing, advertising (if needed), press coverage (if needed) and finding investors / lenders (if needed).

Purchase price: $850,000 Cash invested: $140,000 Sale price: $1,476,500 Source: Cold Call12 unit multi familyPurchase: $850kLoan 1$250k 1st position loan (down payment to seller)2 yr balloon,12% interest onlyLoan 2$600k 2nd position seller finance3yr balloon, 0% interest, 30 yr am, 8 month deferred paymentsThree 4 unit buildings.

Purchase price: $620,000 Cash invested: $20,000 Sale price: $727,000 Source: Cold CallPurchase: Off market with owner financing.Price: $620,000.

Some mentees will act as a bloodhound for the mentor, knocking on doors, driving for dollars, scouring the internet, making cold calls, or performing other services that help the mentor find new deals.

But the truth is, cold texting is what gets people in trouble.

Before I got my license I would find off market deals for myself by driving for dollars, buying lists and cold calling, sending mailers, networking, skip tracing, going to meetups/ local REIA meetings, building relationships with agents, etc.

That is pretty expensive and can be less effective during cold weather.