It’s usually not random. 

I would never just pick a random name and refer them, hoping for a blind 25% referral fee.Also as a licensed agent, if you're a buyer in another state, you could make an unrepresented offer and ask the listing broker to send you a 25-30% referral for yourself.

That is why follow up is where the real leverage is.If you are targeting out of state owners in Austin, here is a structured approach that stays compliant:Pull accurate ownership data firstMake sure you are pulling from:• County appraisal district• Secretary of State if it is an LLC• Registered agent infoIf it is an LLC, the registered agent filing is often more reliable than the mailing address on tax records.Use skip tracing platforms, not random scrapingServices like:• PropStream• Batch• BeenVerified or similar consumer compliant databasesThese can provide phone numbers and sometimes emails.

They might as well state they pick a value at random because it would be no less correct than basing a duplex value on NOI.How can they justify a valuation that is contrary to federal guidelines, not consistent with the purchase price or consistent with the value the property can be sold for?   

Resist the urge to chase every shiny new object presented your way to help generate leads.

I'm 23 and have no problems living around random people.

Most aren’t looking for random partners — they want deals, capital, or someone who can actually analyze numbers correctly.Get sharp at underwriting (ARV, rehab, holding, resale).

The D4D leads usually need more nurturing but they can convert strong once they trust you're not just another random wholesaler.Keep an eye on your contact rates as you scale up volume.

Ask several random agents what the Cap Rate, ROI or Cash-on-Cash is on a property they recommend you buy!

It lasted about three months before I missed a lease renewal and had a tenant go month-to-month without realizing it.What actually helped me get organized:Setting up automated rent reminders so I'm not the one texting tenants on the 1stHaving one place to see which units are paid, which are late, and which leases are expiringLetting tenants submit maintenance requests somewhere I can actually track them instead of random texts at 11pmKeeping expenses categorized all year instead of scrambling at tax timeI ended up building a tool to handle all of this because the existing options were either way too expensive or built for 200+ unit portfolios.