I work with a lot of investors here in San Antonio, helping them source off-market properties for flips and rentals, and I’d be happy to connect you with opportunities that fit your goals.Are you mainly focused on staying in the San Antonio area, or are you open to surrounding markets as well? 

See the chart from Fair Isaac Company (FICO) below: FICO Score Pct of Population Default Probability 800 or more 13.00% 1.00% 750-799 27.00% 1.00% 700-749 18.00% 4.40% 650-699 15.00% 8.90% 600-649 12.00% 15.80% 550-599 8.00% 22.50% 500-549 5.00% 28.40% Less than 499 2.00% 41.00% Source: Fair Isaac CompanyAccording to this chart, investors should use corresponding vacancy + tenant-nonperformance factors of approximately 5% for Class A rentals, 10% for Class B and 20% for Class C.To address Class C payment challenges, many industry "experts" are now selling programs to newbie investors about how Section 8 tenants are the cure.

I source 1% Rule deals all the time ofr my client sin Memphis, TN! 

Even if someone passes, they’ll respect that you’re bringing them deals they don’t have to “re-underwrite.”Out of curiosity — are you mainly sourcing in Middle TN for flippers, or are you also pulling in buy-and-hold investors?

Where was the best source? 

They’re also a great source of guidance and real-world lessons.Happy to connect!

Are local REIA meetings still the best source, or have you found better success networking directly through local supply houses or hardware stores?

Aw man, list source excludes my two markets.

The reality: not every leak needs a $3k+ mold remediation crew.If the plumber already opened up the ceiling, fixed the source, and you can see there’s no active mold, then the main thing is to remove all wet/damaged material, dry it thoroughly, and replace it.

Any specific tips on sourcing affordable, durable furniture or creative budget hacks—like where to buy, what to prioritize, or what to avoid—would be especially helpful.