once a while something will come along and go on the MLS but in general distressed properties are sold off market.

Since you still have a job, try to get an FHA loan or better yet, a 203k loan for a distressed multi unit.

Fix and Flip: Purchase distressed properties, renovate, and sell for profit.

Some markets that have distress and motivated sellers will benefit even more, but with higher rates, more fear, less buyers, if you have a mom and pop seller who is motivated, great time for the strategy.There are some great books on the subject.

I have a list of over 100 distressed properties now, but I don't want to start contacting homeowners until I have some cash buyers in the wings.

We don't have to rely on a PM who seems to be okay with the property being in distress.

Not knowing your details you may want to look at a lease option on a cosmetically distressed property.

If you're open to out-of-state investing and looking for a BRRRR opportunities, check out Cleveland, OH.You can find distress off-market opportunities under 100k in B to C areas.

My question to the group is what is the best way to find a distressed property?

Looking for recommendations on the best way to find properties (distressed, tax delinquent, etc.), reputable contractors, hard money lenders, and wholesalers.