You cannot beat that guy or his real estate agent.You must market for motivated sellers and attract unlisted properties where the owner sees the benefit of taking a cash offer rather than putting their house on the market, which could require them to make costly repairs with $ they don't have.I like 3 methods for reaching the off-market, motivated seller:1) Direct mail, to people WITH EQUITY, especially absentee owners2) AdWords (Google Search marketing)3) Outdoor (billboards, bandit signs, bus signage, etc. etc.)Click on my FACE in this post and watch the video in my user profile here on BP - it's called "The Search for Motivated Sellers".  ;-)  This is THE #1 CHALLENGE for all of us.  

We were pretty methodical after our very first home purchase and have purchased the last two with cash.

@Ray H. thanks a lot, I may be using one of the methods you suggested if either of these two properties I'm looking at checks out

They are aware the basketball issue has been taken care of, but send a letter each time the kid brings it out to play (this is what is allowed per the CC&R's).

I've noticed that this ratio stays consistent regardless of the method of drawing those leads.

Fellipe  Originally posted by @Matt R.

I can follow up  with you to see what the local experts think about what is the best method in limiting any tree loss/damage to the property.

From what I can see, the deed method can involve some more up-front costs, some of which you can negotiate or opt not to have   (seller buyout - unless seller agrees to wait; attorney if you want one involved; recording deed; notary, etc).  

While I understand the methods you described for obtaining loans and renting properties when it's acceptable, I'm still trying to figure out how one can use that rental income to count toward their overall income when they go to qualify for the next purchase.

At the same time you do need to have a least a little bit of patience for these methods to generate enough leads.