Quote from @Elealeh Fulmaran: Treat networking like deal flow: show up with a clear buy box, recent comps you’ve worked, and proof you can perform, then ask seasoned investors what they’re buying right now and why.

Start with two weekly reps: pick a buy box in one submarket, then analyze five active listings using rent-to-price and a local PM’s take to sanity-check numbers.

Next move: define one target submarket and a buy box, then run five real listings through a basic cash flow calc to see what actually pencils.This guidance makes a lot of sense and gives me a clear path forward.

I looked for a long time to find the duplex that checked off my buy box requirements.

Also worth mentioning that having a Buy-Box in place is very helpful!

@Omar Saint Louis I’m an end buyer, but I have pretty specific buy box, mesa chandler Gilbert, SFH under 2k sqft, no pool, no solar, not 55+, max $300k purchase, must be at least $30k under FCV on tax record.

Lead with a simple credibility stack: be clear about your buy box and pricing logic, share a one‑page deal sheet on every trade (collateral, payor history, servicer notes, exit plan), and match your promises to your updates.

Pick one lane for your first win and keep it simple: target a light value‑add rental in DFW that meets your buy box, run a quick noise‑to‑numbers scan on each lead (rent, ARV, rehab, exit), and make offers daily with clear contingencies.

It was never leased to a long term tenant. 2 of the 3 other units turned over during the year and were renovated for a total of ~$10k each, and placed back into service as LTR's.Time spent: I spent >100 hrs this year coordinating the purchase and renovation of the property as well as furnishing and preparing the STR unit to be placed into service (photos, online listings, etc).

It's hard to find a deal that's going to check all those boxes but if you buy it as a LTR and you still have options you are on to something.