Off market deals come to me occasionally through other brokers and clients, and I love passing them on to my investors that are looking (those are typically the best deals I am able to find my investor clients, but the MLS can be great too when the market is soft).Jaron, if you're depending on building a network of wholesalers and writing offers through wholesalers/listing agents rather than having a dedicated buyer's agent helping you and representing your interests on deals then I am affraid you are the one that is at risk of being scammed.

Things are selling at around a 7-8 cap on this stuff typically, occasionally lower or higher.

Beyond that there is always wholesalers I occasionally see deals over there.

Occasionally, someone will be late leaving but no one has been later than 10 or 15 minutes.

@Michael Stewart Before refi, I was using my own cash and occasionally drew down on a LOC at 6 or 7%, can't recall. 

Haltom City occasionally has some older, smaller duplexes that hit the market.  

There's occasionally a diamond in the ruff there, but investors flocked there so hard a few years ago, all the cash flow basically got eaten up.If I were to buy today, I'd buy in Philly, Birmingham, or Chicago.

However, occasionally we purchase a property which comes to us inhabitable and that's when insurance gets expensive.

I also have a craigslist app that alerts me as soon as items are posted with my keywords, and a multi language dictionary which helps when renting occasionally.

He is on here occasionally as well.