Investors of course will run their own comps to confirm the ARV so regardless of how you price the deal people are very willing to walk away because this is their job.

I also have plenty of people interested in deals. 

People who complain about the quality of leads typically fail to understand that it takes months and sometimes even years to nurture and convert a lead.

We would love to meet other people who have investment properties in East Texas.

They probably oversold before Covid, and asked people to cancel cause prices rallied on the back end.

Then a lot of people moved on to Memphis.

I'm looking to meet new people in this space and learn more about real estate.

Our team along with clients all are heavily investing in the area, and it is a strong place to start. close proximity to New York and New Jersey, paired with extremely affordable property/taxes and high rental demand make it on most people's radar.  

@Sam Hudacek the problem with this method is that the people you want to reach out to down the line won't pick up your calls!

Join one and start volunteering - it’s the best way to network and meet like minded people.