Finding a deal

[Adriana Mendonca]

Hello everyone. We’ve been actively analyzing deals in our local market, but nearly all of the properties we’re seeing right now aren’t cash flowing. Rents in our area are relatively low, inventory is sitting on the market for about 2 months (both for rent and for sale), and even after adjusting purchase price, down payment percentages, and other variables, it's still very tough to make the numbers work and we understand the market cool down conditions right now. We have the capital for a down payment and are ready to buy our second investment property but it has been hard. Thank you and given the current market conditions, What else can we look at to find better deals? 

[Stephen Keighery]

You're not alone — it's definitely a tough environment right now to make deals pencil out on paper, especially if you're running strict buy box filters. I've been investing through different cycles and I’m seeing a lot of newer investors running into this same frustration.

Here are a few approaches that may help unlock better opportunities:

✅ Look for motivated sellers, not just listed inventory. Many of the deals I'm buying right now never hit MLS — they come through direct-to-seller marketing, referrals, tired landlords, or situations like inherited properties where the seller's primary concern isn't maximizing price but solving a problem.

✅ Be open to creative deal structures. Sometimes seller financing, sub-to, or hybrid deals can create cash flow where a traditional bank loan doesn’t. These deals aren’t everywhere, but they exist if you’re consistently talking to sellers directly.

✅ Focus on solving problems, not just buying properties. Some of my best deals have come from properties with title issues, deferred maintenance, tenants in place, or other challenges that make them less attractive to retail buyers. If you're willing to get a little more hands-on, you can often create value where others walk away.

✅ Expand your buy box slightly. Depending on your goals, sometimes small pivots — like adding minor value-add rehabs or shifting to small multi-family — can unlock better numbers.

You're doing the right thing by staying patient and analyzing deals. This market rewards persistence and creativity.

Best of luck — keep hunting!