100%, that is for sure an option that always exists but I am mainly discussing on market/MLS properties but at the same time, with more inventory and slower market, even the off market/verified lists take longer to sell which gives investors that extra time to get this research done correctly. 

(Land was going for 80-120k/acre when appreciated at 4.5%, so I offered everyone 120k/acre... which would have made my project work as long as it didnt take too long to lease up some units)I have access to the MLS since a family member is an agent in the area, but its been relatively slow to find anything on there, and the things I have found and offered on have gone quickly and my offer not accepted or even a counteroffer. 

This one is a newer build townhome in an A-class Bluffdale neighborhood — great location, newer construction, and easy to manage long term.Property OverviewProperty Type: Townhome – newer build, A-class neighborhoodPurchase Price: $480,000 (market value)Down Payment: $70,000Underlying Loan Balance: about $410,000Interest Rate: 2.375% fixed through December 2051Loan Start: December 2021Monthly P&I: $1,755Taxes/Insurance (Escrow): $470Total PITI: $2,225 per monthRented: $2,495 per monthServiced through Escrow SpecialistsProtection: Recorded Notice of Interest on titleWhy I Bought ItThis isn’t a big cash-flow play — it likely breaks even after reserves — but the rate was too good to pass up.

Did they even actually sue?

- Would also like to do direct mail, and even text message campaigns.

There are probably a lot of companies that do not do it, but there are some that are on the private side that will gladly do it or they even do it already kind of like a pool company that is coming to clean your pool. 

No, even in the early stages they did not.

Investing in real estate through a self-directed IRA, a Solo 401(k) like Aaron mentioned, or even certain life insurance policies can be a smart way to grow your money while keeping taxes low.

Keep buying in both up and down markets and it will even itself out. 

Do you even have a clue who your customer base is beside a knuckle-dragger response of "someone who needs a place"?