Almost all lists work, but it is about the implementation of the mailer , investor awareness and ability for them to execute that makes the difference .

I have tried listing it on the mls, no luck since it is an unfinished project.

There are homes that are listed for less but I would have to put some money into them and those homes are not in the best of areas.  

On the bucket list of things to do.

@James GleesonOffers should go through the listing agent, unless it's an open listing.

@Daniel JohnsonSome sellers get an appraisal in advance of putting their houses on the market, but the numbers aren't very much.If you want seller leads, call expired listings/FSBO/rent by owners/ etc.

I didn't realize they did closings.A word of warning though:  we almost didn't close on a deal in Indiana last month because my lender didn't like the fact that the attorney who created our LLC (and is listed as our registered agent and place of business) was also the closing agent.  

For example, if a business makes $1 Mil and is listed for $1 Mil, you have a multiplier of "1".  

He threatened a lawsuit.When I look through the list of charges, I am a little disturbed.$100 to replace the furnace filters$200 for gutter cleaning$150 to change the locks$50 Move out inspection fee$200 Cleaning fee$150 Floor cleaningThe list goes on.

I could do hard money with 5 year terms if possible, but I would have to get at least $20,000 off the listing.