Even if you do start some direct marketing, many sellers know that the market is hot and prefer to sell on-market for highest premiums. 

I prefer to make my large gains inside my ROTH IRA which is an LLC.This keeps me from paying tax on money my IRA makes.My ROTH owns several rental properties that it bought cheap and fixed up.

Hello BP'ers ... long-time NY (Saratoga area) member, but have only been a casual on-again, off-again reader.Looking for guidance on transitioning from our single-family to a duplex, triplex or quad, the multifamily as an owner-occupied investment property that will allow us to retain a NY footprint -- driven by family's center of gravity -- and have an $income component, then transition over the next couple of years South (NC, SC or FL).We would prefer to stay in our single-family residence, then move into the multi-family while simultaneously marketing/selling our home. 

I'd prefer not to accept the unemployment benefits as income because I imagine it's not steady and I have another very qualified applicant that submitted their application second.

I prefer to use just my name on a mailer envelope, so it is more likely to be opened. 

@James Wise but you are commenting with an opinion on right and wrong and what you think is acceptable or not so I assumed you had a solution on it since some home owners do own distressed properties that they prefer to sell in As Is condition which typically realtors do not want to sell due to them being lower dollar amount, and wholesalers do.

I prefer properties in HOAs. 

Im curious the preference of investors using hard money.

If the repairs are that extensive I would use other means like a portfolio rehab loan or a hard money (Preferably with no prepayment penalty). 

I actually prefer the 2+ year lease agreements on my personal rentals, I try to keep the residents in the property for as long as possible - my advice is to just make sure you include an % increase escalation clause per year.