@Dustin AbnerMost investors have success by using a mix of online platforms like Zillow Rental Manager, Facebook Marketplace, and local Facebook housing groups, combined with strong photos and clear screening criteria.

Using tools like PropStream is great, but combining that with boots-on-the-ground intel—contractors, property managers, and other local investors—can help you find deals faster and avoid surprises.

The idea is not to completely ignore cash flow, but rather to seek deals for their potential for equity gains, even if that means a modest cash-on-cash return.Due to the combined forces of value-add, market appreciation, amortization, and leverage, seeking deals that build equity can generate large amounts of capital with which you can reinvest.

Most people get it by going FT as a licensed agent in combination with buying/selling/holding there own properties. 

By that time we would also have increased the cosmetic appeal of the first house to attract tenants more easily.Summary: Even though the monthly costs on the low money down primary would be very high for that type of property, the combination of appreciation (assuming 3%) and principal paydown per month (assuming 200-250) might make it more reasonable than renting for a few years, and the other house ideally would give us some low to moderate cash flow with similar appreciation and principal paydown to the first house.

Screening can combine credit checks with corporate housing letters, and tools like RentSpree or TransUnion SmartMove work well.

The most accurate or cleanest method is one bank account per LLC, but that is tough if you are solo with 20 properties and do not have a full back office function for each.

Historically, these inspections were handled by third-party vendors, but we’re exploring bringing this function in-house so we can better control quality, documentation, scheduling, and overall liability exposure.

Foreclosure combined with Sub2?

Combine falling rents, with higher vacancies, and higher rates and it was a recipe for disaster.