Hi @Chase CalhounNice to meet you.

You've already got the two main players pegged: a great agent who knows the investor side of things and a reliable contractor.

Goal: spark qualified showings without looking like we’re chasing and keep room for normal credits/concessions if needed.Questions for local buyers/investors:1) In Nov–Dec, which list would you choose for this profile: high-$710s or low-$710s (same $700–$725k portal band)?

Don't depend on your broker for leads.There is no guru magic or best CRM and don't chase shiney flashy systems.MEET and talk to as many people as you can, every day, every week...ask them if there are empty houses in their neighborhood, problem houses, PODs in the drive, anyone moving at work, etc. 

I’m staying active but stricter: tighten the buy box to durable B/C neighborhoods, underwrite to in-place income first, and only chase value I can control like better management, lease-ups, and light turns.

You’ll find deals faster by being consistent than by chasing new channels.

I've chased sewer smells a number of times in the past, and often they end up being legitimate.

BiggerPockets podcasts and local REI meetups are great places to learn and meet others doing it successfully.Next, start building your team early — a real estate agent who knows investment properties, a reliable contractor, and a lender who understands short-term investor financing will all be key players.

Like most new agents, I thought success would come by building my “ROLODEX” of investors (buyers), obtaining as many listings as I could by chasing listing “leads”, and trying to “service” the buyers and sellers I represented.  

At least that's what the big players said when I attended the NJ Multi family summit which was last October.