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

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.

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.

We don't just tackle a surface issue if we know there are other issues.

That means routinely checking common areas, stairs, railings, lighting, walkways, exterior surfaces, and any conditions that could lead to slips, trips, falls, or other injuries. 

Quote from @Mark Bassali: After reviewing a lot of dscr files that didn’t make it to the finish line, a few patterns keep showing up:• Deals that “cash flow” on paper, but don’t qualify under the lender’s rent methodology• Reserve and liquidity requirements surfacing late and killing momentum• Assumption that all dscr lenders underwrite the same (they don’t)• DSCR being forced on deals that still need seasoning or stabilizationThe deal itself usually isn’t bad, the structure and lender fit are.When dscr is matched correctly to the asset, market, and timing, it’s one of the cleanest tools investors have.