Thanks to social media and the digital marketing avenues at our fingertips, finding leads has never been easier.

I have mid 8 digit LOIs out there and could close on all if they hit. 

Sometimes I end up putting $1,000 into the property which makes the ROI numbers very funky and in the 4 digit range.

Been personally looking at 4 units and under 12% keeps me on the sidelines....lots of single digit stuff sitting around cuz I get 30% on sfr, even seen them in Wickliffe.

I can try and rezone the property and dig it deeper but that's expensive and there's no guarantee I can get it rezoned.

Obviously, the small multi family $1M or below you can still see higher single digit cap's depending on neighborhood, etc.Let me know if I can assist with any questions.Regards,Joe Scorese

Like any commercial or newspaper advertisement, it is in the tiny details.

Then you can mail or cold call or both.Other cheap or free methods are driving for dollars, craigslist, Realtors, FSBO sites, expired listings, foreclosure sites and bandit signs if allowed.If you have the funds you can use billboards, newspaper ads, other offline publications., TV commercials, radio ads, motivated seller website, SEO, pay per click/adwords, facebook, Linkedin, Youtube, and other forms of online advertising and boosted/promoted social media postings.Bottom line is consistency.

If the city looks like it's doing a lot to promote business and growth, that's a very good sign.Step four, once you've rooted out the cities that don't have strong local governments, find the local newspaper websites and poke around.When you've narrowed your list to one or two great markets, call brokers, property managers, and local bankers and tell them you're interested in their market and will be visiting shortly.

Do you usually go online, look in newspapers, or just drive through neighborhoods?