For operating risk, a common starting point is three to six months of fixed expenses at the property level—property taxes, insurance, utilities you’re responsible for, management, and a prudent maintenance buffer.

Would love to hear more about:-How you navigate IL licensing/zoning for smaller homes-Your staffing model + care levels (memory care?)

The first 11 properties were all 100% financed in one way or another, because I did not have any money and had just started a new entry level low paying job.

That was the early vision, but after deeper zoning review and conversations with Pueblo County, we pivoted to a clean A-2 subdivision model with 1-acre minimums—no rezoning required.So now it’s:- 64.4 acres- 60 one-acre lots- Zoned A-2 (no entitlement battles)- Infrastructure-only play—no vertical construction requiredThis shift simplifies the deal, speeds up approvals, and aligns with rural buyer demand.

@Denise CarringerMy preference is to go local - some community banks offer this type of service or local escrow companies, which is what I found, because they offer a higher level of service than most national.

The success demonstrates how Partner Driven’s model works for partners at every level of experience.

Be careful of the managers that also have a sales divsion as they likely just want to run you property at the minimum level until they can convince you to sell. 

Twilight/Sunset ShotWhy it works: Creates emotion and sets the mood.How to nail it: Capture both ground-level and drone shots to showcase landscaping and lighting.Example: This listing2.

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.

Charlotte’s been strong overall with steady population and job growth driving rental demand, but appreciation has cooled to more moderate levels 2–4% range  compared to a few years back.