San Antonio investor looking to learn and connect

San Antonio, Texas
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San Antonio investor looking to learn and connect

Micah BolchPro Member
San Antonio TX · Member since 2026 · 26 posts · 9 votes

I'm just now getting serious I'm looking for a deal before the end of this month. I'm solo and I'm actively calling and making offers on off market properties. I'd like to join a community like this to meet other professionals and learn the game/business. I did a few deals as a bird dog for other investors. I've only done one or two wholesale deals. I was terrible in business but I have a lot of experience now and I'm fully dedicated it to finding deals full time. I'm looking at value to whoever I interact with I need to find other people doing this in my area.

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Igor Ganapolsky
Coral Springs, FL · Member since 2018 · 478 posts · 105 votes
2w

Micah, the jump from bird dogging to doing your own deals is where most people blow up their business, so I respect that you're being intentional about it.

I came into real estate through tax deed auctions in Broward County, which is nothing like your off-market approach in San Antonio. But the lesson that applies to both: your first deal's job is to teach you, not to make you rich. If you rush into a flip before month's end just to check a box, you'll probably learn the wrong lessons.

A few things I'd think about before you pull the trigger on a fix and flip:

1. Do you have a contractor you trust? Not the first guy who answered Craigslist, but someone who's given you at least two solid references and shown up on time for every estimate. If you don't have that relationship yet, you're not ready to flip. The rehab is where first-time flippers lose all their money.

2. Are you analyzing deals conservatively enough? I mean really conservatively. If the numbers only work when everything goes right, they don't work. Build in 20% for rehab overruns and assume the property sits for 60 days longer than you think.

3. San Antonio has some really solid cash flow markets, but the appreciation plays are trickier than they were two years ago. Make sure you're buying at a price that leaves room for error, not just room for profit.

The fact that you've already done a couple wholesale deals puts you ahead of most people posting here. You know how to find deals, which is the hardest part. Just don't let the timeline pressure push you into a bad first flip. The right deal will come along in a few weeks, and you'll be glad you waited.

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  • Brad SeidBusiness Member
    Lender · Licensed in 28 States · Member since 2026 · 158 posts · 43 votes
    3w

    @Micah Bolch Sounds like you’re taking the right approach by going all in and building your network. If you find a deal and need help figuring out financing or lending options, feel free to reach out. I’d be happy to see if I can help you get it funded.

    [email protected]248-408-3855
    West Capital Lending5125 Reviews
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    1Reply
    • Micah BolchPro Member
      OP
      San Antonio TX · Member since 2026 · 26 posts · 9 votes
      3w

      Thank you Seid that's much appreciated. I'm trying to do my first fix & flip. I'll reach out to you as soon as I've got something under contract that I KNOW I can be successful doing.

      0Reply
  • Igor Ganapolsky
    Coral Springs, FL · Member since 2018 · 478 posts · 105 votes
    2w

    Micah, the jump from bird dogging to doing your own deals is where most people blow up their business, so I respect that you're being intentional about it.

    I came into real estate through tax deed auctions in Broward County, which is nothing like your off-market approach in San Antonio. But the lesson that applies to both: your first deal's job is to teach you, not to make you rich. If you rush into a flip before month's end just to check a box, you'll probably learn the wrong lessons.

    A few things I'd think about before you pull the trigger on a fix and flip:

    1. Do you have a contractor you trust? Not the first guy who answered Craigslist, but someone who's given you at least two solid references and shown up on time for every estimate. If you don't have that relationship yet, you're not ready to flip. The rehab is where first-time flippers lose all their money.

    2. Are you analyzing deals conservatively enough? I mean really conservatively. If the numbers only work when everything goes right, they don't work. Build in 20% for rehab overruns and assume the property sits for 60 days longer than you think.

    3. San Antonio has some really solid cash flow markets, but the appreciation plays are trickier than they were two years ago. Make sure you're buying at a price that leaves room for error, not just room for profit.

    The fact that you've already done a couple wholesale deals puts you ahead of most people posting here. You know how to find deals, which is the hardest part. Just don't let the timeline pressure push you into a bad first flip. The right deal will come along in a few weeks, and you'll be glad you waited.

    2Reply
    • Micah BolchPro Member
      OP
      San Antonio TX · Member since 2026 · 26 posts · 9 votes
      1w

      Really appreciate you taking the time to write this — solid advice.

      You're right on the jump from bird dogging to principal. Definitely being intentional about not blowing it up on deal #1.

      On your points:

      1. Contractor - Working on that exact piece now. I have a couple guys who have shown up and bid, but I'm still vetting for the "two solid references + shows up on time every time" guy you mentioned. Not ready to swing a hammer until that relationship is locked.

      2. Conservative analysis - Good gut check. I'm underwriting with that 20% overrun buffer and adding extra hold time like you said. If it only works perfect, I pass.

      3. San Antonio - Agree 100%. I'm not chasing appreciation, I'm buying for margin and exit options. If it can't cash flow or leave room for error as a rental, I'm not forcing the flip.

      I've got a few wholesale deals under my belt so finding off-market is the part I know — now it's about buying right and not letting the "end of month" pressure push me into a bad flip. First deal's job is to teach, like you said.

      Broward tax deed route is interesting — totally different animal than what I'm doing here. How did you find that transition vs. off-market?

      Thanks again for looking out.

      0Reply
  • Alyssa MarquezBusiness Member
    Real Estate Agent · San Antonio TX / Fort Lauderdale, FL · Member since 2023 · 120 posts · 29 votes
    2w

    Sounds like you’re coming back into the business with a lot more experience, focus, and determination this time around. The fact that you’re already making calls and putting offers out there is a great start. Keep building relationships while you’re looking for that next deal too—agents, wholesalers, flippers, lenders, contractors, and other local investors can all become valuable connections, especially when you’re doing this solo. Don’t be afraid to share what you’re looking for and what you can bring to the table. Wishing you the best getting that deal before the end of the month! What market are you working in?

    1Reply
    • Micah BolchPro Member
      OP
      San Antonio TX · Member since 2026 · 26 posts · 9 votes
      1w

      Appreciate that! Yeah, coming back in with a lot more focus this time around.

      Making calls daily, putting offers out, and rebuilding the relationship side too — agents, title, lenders, contractors. Solo right now but running lean with private capital.

      I work San Antonio as my core market, but casting a broader net across Texas for the right tired landlord / distressed opportunity.

      What I’m looking for: off-market, tenant headaches, tax / title / probate issues, deferred maintenance — sellers who want a clean, quick close without listings and showings.

      What I bring: I’m the end buyer, not wholesaling it, pay all closing costs, can help with move-out / cleanout, and can close quickly after title. Agent commissions protected.

      Pushing hard to get one locked before end of month. Thanks for the encouragement!

      What market are you in?

      0Reply
  • John Leland
    Specialist · I give advice - [email protected] - I focus on states where investing is profitable, reasonably safe & secure · Member since 2026 · 71 posts · 15 votes
    1w
    Quote from @Micah Bolch:

    I'm just now getting serious I'm looking for a deal before the end of this month. I'm solo and I'm actively calling and making offers on off market properties. I'd like to join a community like this to meet other professionals and learn the game/business. I did a few deals as a bird dog for other investors. I've only done one or two wholesale deals. I was terrible in business but I have a lot of experience now and I'm fully dedicated it to finding deals full time. I'm looking at value to whoever I interact with I need to find other people doing this in my area.

    It's nice to have goals buy don't just buy anything to be able to say you met a goal. Sometimes that approach is more expensie than it seems.

    1Reply
    • Micah BolchPro Member
      OP
      San Antonio TX · Member since 2026 · 26 posts · 9 votes
      1w

      I agree and I'm aware that goes on all the time. I take the county appraisal and use that to value houses. .70 % minus repairs. Often working the numbers backwards with an investor.

      0Reply
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