Mel,My advice since mortgage rates are falling fast go with number #3 and do a cash out refinance it's tax free.

So far, I tried considering investing in Bay Area (Fremont, Milpitas, San Jose, etc. ) , Mountain House, Lathrop, River islands, Merced.. but heard that Sacramento is better as the returns in Bay Area are not worth the investment as it is too expensive (though there is greater potential for appreciation which is not guaranteed), Mountain House has already reached peak and prices are falling, Lathrop (Stanford crossing with low school rankings) /River Islands  (school district but heard that it takes very long to find tenants): Mixed opinions that is fast growing but also that it is a just an experiment with high risk..

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.

(Wages just haven't gone up fast enough to pace the price)Not only that, U.S. home prices are more unaffordable than the run up to the 2008 global financial crisis.

Patience PaysWholesaling gets marketed like a fast-cash hustle, but real success comes with treating it like a business.That means:✅ Following a process even when it’s slow✅ Working deals that drag on for weeks (or months)✅ Showing up daily, deal or no dealIt takes marketing, patience, relationships, speed, accuracy, and a strong mindset.The Bottom LineIf you’re grinding through follow-ups, cancellations, or deals falling apart, don’t let it discourage you.

For your most recent deal, how fast were you able to get to the closing table?

Some money partners want their cash back fast and aren’t interested in waiting, while others don’t mind a longer hold if the numbers make sense and the property cash flows in the meantime.

But the real key isn’t just what they do… it’s whether the way they do it aligns with your strategy.Here’s what I mean:If you travel often and prefer written records of every update, a manager who only calls you might drive you crazy.If your investment approach is long-term appreciation, working with someone who only focuses on fast tenant placement — without an eye on tenant quality or property care — could hurt you down the road.If you rely heavily on construction or renovations as part of your growth, you’ll want a manager with established relationships and systems to coordinate that, not just a reactive approach.The bottom line: there’s no universal “right way” to manage properties.

Once you factor ~6% agent fees plus holding/closing costs, that “profit” window can shrink fast — you could easily eat up $20k+ right there.Couple things to think through before pulling the trigger:Run a detailed cost sheet.

Fast Screening and Application ProcessesDelays in responding, showing, and evaluating applications can add weeks of vacancy• Online application software speeds up the review process• Clear screening policies (rental history, income, credit, background)• Quick, professional communication keeps prospects engagedAn approved tenant in days instead of weeks means more consistent cashflow.3.