I could be your first client if you can help me find my needle in the haystack… Seeking 4-Plex on the water (canal/deep water/dock) that would be a candidate for an upscale rehab value-add project in two years (after I move into one of the units).

It's like finding a needle in a haystack just to locate the target property...and then you need to find at least 3 other almost identical, sold "comparables" to prove your good deal and current market price...and still be at least 30% below fair market value for nearby residential listings (on top of deducting necessary repair expenses), and at least 40% for an REO...and don't think you can submit a deal for vacant land, commercial or anything else that is not a standard family residence.

That is like finding a needle in a hay stack .

The BRRRR thing would be great, it will probably just take time and determination to get your hands on the right property, it will be a needle in the haystack, but it might well be out there. 

Finding good leftover liens can be looking for the needle in the haystack.

I've gone through 1000s of these and while there are some gems or some that slip thru the system, it really is the needle in the haystack in Texas from my experience.

Otherwise keep searching to find that needle in haystack.

Some of the very best deals are those in which nobody else bids, usually becase the min bid was dropped at the last minute and nobody had done research on the subject property.As for the % numbers you tossed out, I would like to see anyone post a live and real deal that was had at 50% of real value (remember, buying at % of value MUST include the acquisition as well as the rehab costs - otherwise, anybody could buy at 50%, but it could take another 40% to bring it to the ARV).Not sure which state you are buying in, but here in CA, no way will you get 50% of value all in at trustee (other than a grandslam/needle in haystack)Good luck on your acquisition and congrats.

If they are a broker, is your deal so hard to finance that the broker will have to spend an inordinate amount of time finding the "needle in the haystack"?

MLS properties are almost always priced too high for investors to make decent returns (with the occassional needle in haystack).