It’s much harder to be effective.

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.

Quote from @Demetrius Collins: Hi everyone — I’m Demetrius, new to BiggerPockets and based in California, but actively working the Detroit market.My focus is on off-market, investor-grade properties, and I’m currently working through placing a live Detroit deal under contract while also building longer-term relationships with serious cash buyers in the area.I’m intentionally not posting deal details here because I'm unsure of the rules, but my goal here is to:Learn from others active in DetroitConnect with investors who value clean execution, POF, and quick closesBuild relationships beyond just one transactionFor those actively investing in Detroit, I’d welcome any insight into what’s proven effective in finding and vetting dependable cash buyers.Looking forward to learning from the community.— DemetriusThe Scollins Group, LLCHey Demetrius welcome to Detroit. 

Where and what is the most efficient and effective?

From there build relationships with local community banks.

I run the data every so many months and find the bigger buyers that buy and volume and connect and build that relationship with them. 

This is why relationships has the highest value and I would start there.  

Find an undervalued opportunity with some seller motivation or flexibility, buy it well, and then, long-term, your money is made in the effective management of the property.For the new investors we help in Michigan, we advise starting with value-add duplexes as you should always have a rent check coming in.

I will continue to analyze deals and educate myself daily, however, those activities have more of an indirect effect on my portfolio. 

Strong follow-up (most contracts come after multiple touches)Direct-to-seller still works well here, but only when the list itself is solid — probates, pre-probates, tax delinquents, code violations, absentee owners, etc. tend to convert better than broad high-equity lists.Driving for Dollars + skip tracing is still effective too, especially in older neighborhoods around Hampton Roads.If you’d like, I’m happy to share what types of lists and strategies investors in your area are having success with — just from my experience supporting people doing flips/new construction.Curious — which areas of Hampton Roads are you targeting most right now?