Houston is a great market for JVs, wishing you both success! 

Here’s our OPINION for the Metro Detroit market (use as a template for your target area!)

I don't do any marketing. 2.

.🔹 Profit Multiple Ways – You can rent the property for cash flow, sell the option at a profit, or buy it later at a pre-agreed price (often below market value).🔹 Great for Sellers & Investors – Motivated sellers can turn a vacant or hard-to-sell property into income while investors secure future deals without a huge upfront commitment.🔹 Ideal in Any Market – Whether home prices are rising or falling, lease options allow you to lock in today’s price while benefiting from future appreciation.Other creative strategies—like seller financing, subject-to deals, and the BRRRR method—can also open doors, but lease options remain one of the most powerful, low-risk, minimal cash out-of-pocket ways to build a portfolio.

Chicago, with its vibrant neighborhoods and strong rental market, is a prime location for this strategy.

You’ll want to make sure your property is styled and stocked to fit the target market catering to what Big Bear has to offer and what guests expect.

I would consider getting 1-2 deals on market before you purchase off-market.

With market conditions as they are I don't want to be too restrictive.  

Get familiar with price points in your market and what looks like a good deal. 

Look for motivated sellers off market and market via cold calling and or direct mail, geofencing, advertising and the like.A good wholesaler is as @Ericka Parrott mentioned, direct to seller, did good underwriting and can deliver an actual "Deal" whether buy and hold or flip.