@Khalid Ringo 12 states is alot of ground, most creative/active buyers I talk and deal with end up with plenty of listings and not enough sellers who’ll actually do terms
I find the owners who fit sub-to and seller finance, in your buy box before anyone else is talking to them. pick 1 or 2 metros you want to go deep in and I can tell you how many are sitting there.
A buy box with real numbers, down to the 0.8% rent floor, saves agents and wholesalers a lot of guessing. The part I'd look at hardest is the back end of the seller financed deals. Most seller carry notes I see have a balloon a few years out, and when it comes due the payoff is usually a DSCR refinance sized off the rent at whatever rates are then. So every terms deal gets underwritten twice, once on the seller's terms and once on a lender's. If it only cash flows at the seller's rate, the balloon can force a sale. On subject-to, the seller's loan usually still carries a due-on-sale clause, which the seller should understand going in. How far out do you usually set the balloons?