There are many other properties on the market, but right now, the market is very strong from what I have been seeing and the properties on the market right now are listed at retail value and still need work. 

Good Evening:How do you go about finding Properties that are Distressed ( not properties listed on HUD or HomePath ...... as these properties Never seem to need that much work done to them ) I am looking for properties that I can pick up for around $30,000 - $40,000 and that need $15,000 + worth of Work done to them And who's ARV would be in the $100,000 - $125,000 range I have the Cash at hand to Be All-In on my end of things , at around $80,000 - $90,000 But I don't want to have all of my Cash tied up into one Deal, But I also want to make sure than I can Flip these Properties rather Quickly , by being able to offer them at a Purchase Price at roughly 10% BELOW the current Market's Value on Similar Properties with the same comps, and that are within a 5 Mile Radius of the Properties that I fix N Flip Is a Driving For Dollars approach most Likely my best Bet to find these " Severe " Distressed Properties ( Not so Severe though, that they have Structural or Foundation Issues ).

They always ask me to send them a list of improvements via email.  

Listening to the podcasts and reading some books on this list has helped a ton: https://www.biggerpockets.com/renewsblog/wp-conten...

Currently working hard to build a buyers list with rehabbers and buy and hold investors.

I usually find them self-listing on zillow. 

Hi @Nathanael Cotterell, please send me an email and add me to your buyers list.

Mail chimp is good with sending emails to lists as well as providing tracking.

What is the most efficient way to find probate leads if the local papers will not give/sell you a list of notices?

I am still putting together a very large commercial lending list.