@Kevin Coles nice how many deals are you looking at per week? How many wholesalers are you talking to per week? 10+ is generally going to come from brokers, there is just too much money in them to let them fully decay by mom and pop owners and then list them off-market. It's not 100% of the time, but it's 95% of the time going to be through brokers because a broker can just get more money for them and the difference between what is considered on market and off market in commercial is negligible in residential, on market means purchasable by retail buyers and off market usually means distressed and purchasable by investors with commercial, everything is for investors and condition is completely irrelevant

also what market are you in?

@Justin Melendez https://youtu.be/71AZfM5e-dc?si=xpoXpc8UAx9Eruoc

Update I found a place, found a lender, rehab will be done this week purchase 190k rehab 65k ancillary costs 10k Expecting ARV to come in around ~340k Hoping the deal will end with zero capital invested, probably cash flow neutral, a bunch of equity, and a property in Austin Texas

The easiest, fastest, and most profitable way to become a good investor is to find a successful investor in your market who invests in the same way you want to invest then befriend and copy them

the 25 basis points is a very small move, won't make much tangible difference