I live in Denver and want to invest in my first property within a 30 minute drive. One problem I’m having is my ability to find motivated sellers in this metro area.

I’ve heard that every market has deals because all owners are human and humans have problems. All I have to do is uncover the folks with problems and I’ll find motivated sellers. Match the right solution with the right motivated seller and I’ll have my first rental property for long term cash flow (assuming I buy at the right price/terms, properly screen tenants, and maintenance concerns are well planned).

I mailed out 7348 pieces in 2013 and I got 50 calls, but zero deals.

I hired a mentor who suggested mailing to newer houses so maintenance is less of an issue. I mailed out 2091 postcards January 11, 2014 without a call. Some folks say that Denver is a rare market where direct mail doesn’t work. Others have said that postcards do not work and I should use Yellow Letters (I’ve used both). My mentor claims that direct mail works in all markets and we need to tweak the list or the message. Last week I sent out a second postcard to the 310 absentee owners from the list of 2091 with a new message. Instead of continuing along my path mailing more pieces I want to get some input.

I would like to ask this community: What can I do to uncover a few seriously motivated sellers?? I only need to do 2 deals in 2014 to buy and hold. I could go the traditional route and put down 20+%, but my mentor suggests otherwise.