Quote from @Roosevelt Snowden: Quote from @Jonathan Greene: Paying for wholesaling coaching or mentoring is just ripping money up and telling everyone you like to be involved in pyramid schemes.

Like some people have mentioned here: interview for agents that know what they are doing, that know investments, that know how to get ARVs , that know how to assess renovations, construction costs, etc A realtor that has this experience will have a team also: Think Contractors, Architects or drafters, Interior designers, Engineers, inspectors, title reps, and they will also already have whole sellers they have worked with in the past, know how to get direct to seller off market homes for you, hard money lenders or other avenues for cash like offers.

Since I live outside CA, I'm going to have to hire someone to at least do property placement for me, if not full service property management, to fill this vacancy but I like to understand the processes, so PMs don't mislead me or rip me off. 

The issue is if you are investing long distance, don't have the time to oversee the property, and don't have relationships in the market, that's a recipe to get ripped off.Study the market and trust, but verify any vendor you use out there.I own commercial and multifamily property all around the county and live in Orange County.

Only thing working for us is daily searching on the MLS, networking with local agents, meet-ups, and chance off market opportunities.

They’re not easy to master — which is why it often makes sense to bring in someone who specializes in them.The difference between txting and cold calling is that it is outreach and therfore you need to be spending more efforts getting the gold out of the dust pile.When you use the direct mail or Google SEO / PPC you move over to the inbound position and speak to mostly relevant people. the difference between PPC and direct mail is that it is more cost effective if done right, DM is great but costs a lot of money for the send offs

Watch tons of YouTube videos and engage in numerous one on one conversations at real estate meetups

First off, thanks for your time in reading this and your input.

I’d like to sell off-market if possible—ideally to an investor who understands the value of a cash-flowing property.

Quote from @Matt Mcdavis: Finally found an off market duplex in NJ that the numbers look good on for a BRRRR however it is a much older home built in the early 1900s with some problems.