I have zero interest in foreclosing on a pair of retired seniors when they can’t refinance in 5 years. 

Look at options that pair coaching with community and live deal rooms, not just course videos; insist on a second-source network for lenders, agents, and PMs so you’re not captive.

In order to set up what you are trying to do properly, you need an attorney AND a CPA who agree on strategy and structure so things work in tandem. 

The day you get clearance from the inspector for your cfo, post proper notice to the tenant for eviction. 

I’ve seen this work really well for clients, especially when paired with syndications, but it’s all about balancing leverage, liquidity, and tax strategy so you’re not overexposed.

Purchase price: $550,000 Cash invested: $55,000 These pair of new construction, build-to-rent duplexes were my first build-to-rent properties.

When set up properly they provide anonymity and avoid probate.

Often better: pair senior debt with a small equity gap you or a partner fill so incentives align and the numbers breathe.

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.

The key is pairing those numbers with strong local expertise: work with an investor-friendly agent who also owns rentals and has relationships with property managers and contractors.