You'll want to use local facebook groups and the enemy method to find these folks.

But if that rate only applies to the HELOC, then that is a method that can be worked as long as the numbers factors into cashflow-ing on the 2nd property.

Everyone was talking about the BRRRR method.

We've currently been looking to expand into Florida, Tennessee, or South Carolina to diversify a bit as our other rentals we used the BRRRR method for are located in Island Park, Idaho.

But seriously if those methods truly were reaching people that are motivated with off-market  properties.. why the HELL does it take you 5000 mailers calls or texts blasts to FINALLY find ONE "yes"?

People simply won't easily buy a house with previous hystory of crumbling foundation even if it is fixed... or "claimed" to be fixed.The 70% rule also doesn't account for the projected time it takes to flip a house.And no... your predetermined "holding cost" incorporated in your 70% rule is not it.The 70% rule is a death trap and is a sure way to derail your business.Also, if we are both interested in the same property, and you give a 70% offer, you will ALWAYS be beat by me that will ACTUALLY give the highest possible offer I can make. 70% rule focuses on being "safe" and will have the effect of not getting many deals.The right method focuses on property determined risk analysis to leverage "being safe" with the amount of allowable profit (for that safety margin). 

Then later down the road, to the BRRRR method and get another property!

You can also ask her what her expectations are and her preferred method of communication.

It'll get to market rent eventually, was more interested in a good relationship and no turn over)Submitted my rent increase and paperwork to section 8 (not real hard) Rent Increase was approvedNormally I would do a nice rehab..but it already had a paying tenant and was in "good enough" condition.My hopes were that it would appraise $100k+ and worst worst case a little higher than purchase price ,which, even then my ROI would be very high.Fast Forward 6 months...Appraisal comes in at $102kThrough the cash out refinance and 6 months of cash flow this was an infinite ROI deal as it put every penny back in my pocket (plus more) through a more unorthodox "sweat equity" method of buying a low demand, poorly marketing property with barriers to entry..

I am sticking to the enemy method.