Right now wholesalers are mainly doing:SMS TextingCold CallingDirect Mail / PostcardsThe “next level” is PPL (Pay-Per-Lead) through lead generation companies, so you’re only paying for conversations that raise their hand.Most people start by pulling lists of sellers in distress (pre-foreclosure, tax liens, probate, divorce, etc.) and then stacking those lists so you’re not just hitting one pain point but several.On top of that, a few other things are working well right now:PPC / Google Ads – motivated sellers often search “sell my house fast” before answering cold outreach.Facebook/Instagram Ads with strong local targeting.Driving for Dollars apps (batchdriven, dealmachine) paired with skip-tracing to hit niche properties others might miss.Follow-up systems – 70% of deals come from nurturing leads over time, not just first contact.What seems less effective today:Bandit signs (cities are cracking down, saturation is high).Generic postcard campaigns without a targeted or consistent follow-up strategy.Mass cold email (deliverability has dropped a lot).The real key is consistency + multi-channel.

This would bring my total units up to 14.

What did you end up doing? 

I know well I need to do more; I'm just getting by but can never get caught up.

Hey Ed, Most lenders can do up to 90% of the initial purchase price and 100% of the rehab cost with experience and credit.

Very few duplexes, and even fewer come up for sale.It's a pretty rare day anywhere in DFW that I see ADUs. 

But I also thought to save up for 20% on a downpayment to avoid paying premiums.

My first deal was on the smaller side, and I was glad I had that “training ground” before scaling up.

Lot easier to scale up when all you have somebody focusing on existing issues.

All Escrow'd up !