Most wholesale deals come after multiple touches or referrals from people who know you can close.

Leads.

Im old school and more orthodox with my lead gen.

Also ask about any specific court case(s) for same.Regardless, with lead-paint issues (and mold!)

For example you ARE an investor not going to be. and after that just tell everyone you know you give regular people above average returns with real estate as collateral when they ask what you do.

But so many people know people renting 1bedroom apartments with no yard, no garage, no laundry even.

everywhere you look, gurus are telling people to start wholesaling by doing agent outreachthey make it sound simple,  just call agents, get deals, and make quick moneybut the truth is, this advice is misleading and it’s hurting the real estate marketagents are getting flooded with calls from people who don’t understand contracts, laws, or even what wholesaling really meansit wastes time, damages trust, and makes agents less likely to work with real investors who actually know what they’re doingwholesaling can be done the right way, but not by spamming agents with bad advice from youtubeif people want to wholesale, they need to learn the business, follow state laws, and build real relationshipsanything less just adds more confusion and gives wholesaling a bad nameso if you're wholesaling, I'm telling you try off market deals first, get the experience, build up the capital and once you're able to start buying houses then contact agents

On the agent side, I started part-time this summer and have since helped an out-of-state investor successfully sell two properties in the Chattanooga area.Chattanooga is often a logical next step for people coming from Nashville, especially for small multifamily where pricing and entry points can still make sense with conservative underwriting.

I am looking to connect with people who may, however!

Mostly people who are doing everything themselves are either skipping permits or rolling the dice.