There are internal workings at banks that make no sense sometimes, but non performing assets are painful to a bank.  

Readers are advised to seek professional advice.

I would probably leave a State that is landlord-unfriendly faster than one with State income tax, as the potential pain inflicted by the legal system would trouble me more than reasonable taxes.

For those actively rehabbing now: what’s your biggest pain point (contractors, materials, hold time, resale risk)?

Keep that hunger and curiosity alive, and don’t be afraid to ask questions or seek a mentor.

Second, make it painfully clear how to present the offer to the seller & agent, your agent won't know unless you show them.Third, take the agent to lunch and explain the offer again.

I'm seeking clarification on whether my short-term rental property qualifies for 100% bonus depreciation under the One Big Beautiful Bill Act (OBBBA) or is limited to 40% bonus depreciation.

The avenue you are seeking often benefits the local vendors more than the property owner. 

I'm not looking forward to it, it will be painful for a lot of people, but if it happens I'm ready.

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.