The only marketing we've done for our self is word of mouth, face book, and I did have my aunt look up at the county records a list of owners that owned properties but had a separate mailing address, an absentee owners list but the majority are still in this area.

At the time I wasn't thinking business and having nice things for a few years has really put the taste of money in my mouth.

I cannot be happier with their work.

@Ryan Blake yes i can test it my mouth is how bad i want to get my very first deal.

Auction companies on line3. sherrif or trustee sales4. word of mouth or I guess what you would call a bird dog5.

We found the duplex and 6-plex off market from word of mouth.. 

Craigslist, your nearest rental agencies, word of mouth, newspaper, flyers, and hand out cards to people you meet.

With the actual numbers I have run they all generally have cap rates between 9.5 and 10.I have been really leaning toward the more expensive buildings because as you can guess they are in much nicer shape, more updated and I would be much happier showing units like that to prospective tenants.

Now that I have a VISION (which my wife and I formulated at a Lifeonaire event), I could not be happier.  

So I see both markets.There is such a back log of pre foreclosures in Florida, the bank is not eager to take them back and are happier to sort sale them.