I've been able to find roughly 1/month without investing time or money into my own marketing, but there is a definitely ceiling if I'm relying solely on the MLS and wholesalers.I'm hoping that with a three-pronged approach, with 3 streams of leads coming into my business, I can find 36 deals in a year.So 3 primary questions around marketing through mailers come to mind:1.

I recommend doing this with a few contractors, so you get a variety of opinions and see their different approaches to the same property. 

He approached me about partnering up to sell the home for profit.

When I first approached the bank about using another appraiser they told me no.

I'd prefer to take the house hacking approach with a duplex, but another route I'm considering is buying a house with built in equity that needs some fixing up and can force appreciation.

He has approached me asking questions is the only reason I have given my 2 cents.

But this may be then most logical option I have 3) I am quickly approaching 45 days and rather than rush into something just pay the damn capital gains tax.

My past agent has brought me several duplexes and she is also the listing agent.

Pretty much the opposite of cap rate....the wide variety of answers and points bring brought up has shown there's not agreement around this idea of buying cash flow vs investing in assets.  

Bigger Pockets is the perfect place to begin your journey.You already have a solid approach.