It's tempting to look bigger faster, but buying something a little smaller can really help learn the ropes with less pain.

Moving for a tenant is a pain and can be expensive so it might not worth it to them to move. 

If they insist they will only sell for $xxx, come back in 6 months when they reduce their number.On one property, I offered $110,000 for a pre-foreclosure, because that was what it was worth.

Another thing you can do is ask other landlords who they are using for property management and what are their pain points.

Hey everyone,I came across some interesting data lately: according to an August 2025 report, local small-scale investors are now renovating and putting more single-family homes back on market than new builds in many markets. 

Its a pain in the butt to get setup and ads get rejected all the time and its a headache.

Show people you understand real investor pain points things like seasoning requirements, delayed financing rules, or how to optimize loan stacking as portfolios grow.

Looking back on the sketchy documentation for the initial repairs I feel was scammed. $780 to repair one window?

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.

Legal work doesn’t have to be painful, but your CPA and QI need to stay synced on how proceeds are tracked to preserve full deferral.It’s a great move if you want fewer headaches, more stable cash flow, and continued tax deferral.