If you have a targeted area/demographic, run home-value ads on Facebook and have the leads dump into an auto-responder CRM.

They rarely, if ever, post available units online, its essentially all word-of-mouth.The reason we are targeting buildings that are not currently for sale is because we believe in the power of just asking.  

And if all investors target home owner areas then those neighborhoods will change because landlords are targeting them .. so anytime you have a predominance of rentals you have these issues does not matter where it is.And your absolutely correct.. many many cities are seeing their ghetto's turned around.. or other pockets of dilapidated housing..

You might give it a try if you know what your target market is for a particular house.

From what I've gathered from the experienced investors here I should be evaluating properties based on the IRR. I know how to calculate it but I don't know what is considered a good, mediocre or poor return. Could som...

That way, if something goes awry, you have room to wiggle.Assuming your exit price, holding, and rehab are correct, here are my thoughts:Exit: 100K (your number)- Selling Costs (8% = $8K)- Purchase Costs if paying cash (1% = $1K)- Holding Costs $1200 (your number)- Rehab $10K (your number)- Minimum Profit Target 20% Exit = $20K-------------------------------------------------------Max Offer: ~$60KI like this formula better than the 70% rule in some cases because fixed costs can vary and you can accurately plan your estimated profit.  

My last three properties I found myself and I used the realtor to access the property and paperwork.I agree with location and rental appeal although even that is depends on your target market.

What is your target range per any business plan?

Targeting the students that will be moving out of the dorms?

Is there a particular type of bank anyone would suggest targeting?