Unless you are sourcing properties yourself off-market, REI became much more challenging in 2023, and downright brutal since the start of 2024 here.   

Depends on the market!

There is no one size fits all answer for this question, market to market, and property to property are all different. 

Or find a deal first then market it to buyers, then offer on the house and create an agreement with the seller & buyer?

Never considered it a market to invest in.

Don't do real estate over the Stock market.

Purchase price: $35,000 Cash invested: $35,000 Sale price: $110,000 A fix-and-flip project purchased off-market from a tired landlord involved buying a distressed property with significant deferred maintenance.

But it really depends on how good your marketing is.

In a highly competitive tourist market like New Orleans, I update my photos weekly. 

DFW is a fantastic market for multi-family investments, thanks to its strong job and population growth.