Is there a reliable AI tool any of you use or is it best to do it the old fashioned way by scouring listings?

Some of those rocks could be outcrops where there is a much larger portion below the surface. 

At worst they offer incorrect and damaging information costing the recepient loss of money and time, and in some cases leading to damages to the people the “mentored” are dealing with .It is fashionable amongst those with limited formal edification to buy into the self servicing bs put forth by those selling the $20-40k programs that formal education is a waste of money and time, and actually may be harmful to your success. 

Because of their work, we usually lock up 2–3 off-market opportunities a week, mostly distressed properties that make sense for flips or value-add projects.Most of our activity right now is in Fayetteville, Atlanta, Covington, Gainesville, Union City, Conyers, Barnesville, Sandy Springs, Johns Creek, Roswell, and Alpharetta.But here’s why I’m posting:I’m trying to understand what experienced investors actually look for when working with someone like me.I don’t want surface-level relationships or one-off deals.

Investors routinely take shortcuts during renovations, limit work to surface-level improvements, use unlicensed labor, or self-perform large portions of the rehab.

Sounds like you were able to stay active by being flexible on acquisition channels rather than relying on just one source.Out of curiosity, do you feel those opportunities were more timing-based (right deal at the right moment), or did you have a consistent system that helped surface those below-market deals?

They arrive quietly, technically, and just below the surface—until one day they feel obvious.That’s what’s happening right now with tokenization of real-world assets.I had three different meetings on this yesterday.

Hidden fees, policy interpretations, and late-stage surprises only surface through jurisdiction conversations and local expertise.

The best way to meet them is by looking for them in a local fashion. 

Low inventory, inbound migration from higher-cost metros, and cheap financing created the perfect storm: sellers held all the leverage, buyers fought over anything that had a roof, and investors—especially those trying to scale—had to move fast or lose out.But over the past 12 months, something interesting has been happening under the surface: the market is easing.