22 Year Old Seeking First Deal: Best Ways to Source Deals?

Question

Hey everyone, my name is Adam. I'm 22 years old and actively trying to close my first real estate investment deal. I've been targeting Baltimore County, MD and have been researching BRRRR and fix and flip as my primary strategies, and have also looked into wholesaling as a way to source deals.

Over the past few months I've been trying different approaches to find my first property: pulling off market leads through PropStream and targeting them through cold calls, looking at auction listings, and getting on wholesaler lists in the area. So far I haven't been able to find something that pencils out, and I'm wondering what methods have actually worked for people here when sourcing their first deal.

For those of you who have invested in Baltimore County specifically, what would you recommend? Are there local meetups, connections, or resources I should know about that would help me get plugged into the market faster?

I'm new to BP and would love to connect with people who are active in the space. If you're open to it, I'd really appreciate the chance to learn from someone who's been through it, whether that's a formal mentorship or just an occasional conversation. Always looking to grow my network and surround myself with people I can learn from.

Thanks in advance.

G. Brian Davis · Answer

At 22, you’re in a great spot; the key is getting in front of deals and building local connections. In Baltimore County, I’d focus on driving relationships with active investors, wholesalers, and local realtors who know the off-market deals. Meetups, Facebook groups, and investor clubs can speed that up a lot.Keep dialing, keep showing up, and don’t get discouraged if the first few deals don’t pencil. The connections you build now are just as valuable as the deals themselves.

Robert Ellis · Answer

The part that jumped out at me was that you're already cold calling, pulling lists, watching auctions, and getting on wholesaler lists.

Most people assume their first deal comes from better lead generation.

Mine didn't.

It came from better relationships.

I spent months chasing deals online and competing with everyone looking at the exact same opportunities. Then I started talking to the people who touched properties every day—agents, contractors, property managers, wholesalers, landlords, and probate attorneys.

The quality of opportunities changed almost immediately.

Not because anyone handed me a deal.

Because I started hearing about situations before they became listings.

Looking back, my first purchase happened because of one relationship, not one marketing channel.

The question I'd be asking myself is: of all the people you've met while targeting Baltimore County, who would actually call you first if they found a property that fit your buy box?

Noor Shams · Answer

Start by building relationships with contractors and agents in your target market — people who already have deal flow and just need a buyer. Post in forums like this one with your buy box, you'd be surprised who reaches out.

Adrian Lammersdorf-Scioll · Answer

With cold calling getting more difficult, it may be a good idea to even look into door knocking.  I haven't done it myself yet, but have heard some have success.  You may need to master your approach and educate yourself very well on whatever situation you are going after.

Arman Ahmed · Answer

It sounds like you're doing the right things already. The reality is that finding your first deal is often a numbers game, and most investors underestimate how many leads they need to analyze before finding one that truly works. I'd focus less on adding new lead sources and more on building relationships with wholesalers, agents, contractors, and local investors who see deals before they hit the market. Also, don't get too locked into one area if the numbers aren't working. Many investors your age are finding better BRRRR and value-add opportunities in Midwest markets where acquisition costs are lower, and cash flow is stronger. Keep underwriting deals every day, keep networking, and remember that the skills you're building now will make the first deal, and the next ten, much easier to find.

Amir Wilson · Answer

I had success driving for dollars using Deal Machine. I have found wholesale deals literally next door to a house I was rehabbing that I found with Deal Machine. I guarantee you drive by deals every day on your regular routes.

Noor Shams · Answer

Already commented but worth adding — don't sleep on building relationships with contractors who do full rehabs. They end up with finished product they need to move and most buyers don't think to approach them directly. That's been one of my better channels.

Mike Klarman · Answer

Be careful in and around baltimore.  Lots of lenders pulled out of there and you will face leverage cuts on loan products so the deals will be more capital intensive.

At 22, I'd say you have lots to learn, just in terminology, industry standards, process.  Deals cost real money.  The line of people that lost money on deal 1 starts at the north pole and stretches to the south pole.

Become an expert first, investor second.  Most do it the other way around and pay the price.

J Castro · Answer

Hey @Adam Yun, welcome to BP! It sounds like you're taking the right approach by exploring multiple lead sources instead of relying on just one. The reality is that your first deal is often the hardest—not because the opportunities aren't out there, but because you're still building your network and learning how to recognize a good deal quickly.

One recommendation I'd add is to focus heavily on relationships. Connect with local wholesalers, investor-friendly real estate agents, contractors, property managers, REIA groups, and even hard money lenders. Many of the best opportunities never make it to the MLS and are shared within established investor networks.

From a financing perspective, I'd also encourage you to get pre-qualified before you find a deal. Knowing exactly what you can borrow and what your financing structure looks like allows you to move quickly when the right opportunity comes along. In competitive markets, speed can be just as important as price.

Don't get discouraged if the first few months don't produce a deal. Most successful investors analyze dozens—sometimes hundreds—of properties before purchasing their first one. The important thing is to stay consistent and stick to your investment criteria rather than forcing a deal that doesn't make sense.

If you ever want to run numbers on a BRRRR or fix-and-flip opportunity, we'd be happy to help you evaluate the financing options and provide preliminary loan terms before you make an offer. Best of luck—I have no doubt you'll get your first deal with persistence and the right team around you.

Eugen Adrian Popa · Answer

How about just buying leads made for speed to lead? You know, leads that fill out a form, then are fully underwritten with everything you need to make a quick decision, that way being able to call them as soon as they fill out the form?

22 Year Old Seeking First Deal: Best Ways to Source Deals?

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