I've been building my pipeline around off-market leads (absentee owners, code violations, some probate work) and starting to look at auction properties too — specifically the strategy of finding a property scheduled for auction, reaching the owner directly before the sale date, getting it under contract, and then assigning/flipping it before the auction actually happens. A few things I'd genuinely appreciate input on: - How do you all actually work the timing here — how much lead time do you typically need between finding the property and getting a signed contract, to make sure you beat the auction date? - Do you have your end buyer lined up before or after getting the seller under contract? - How do you handle confirming the sale actually gets pulled/cancelled once the underlying debt is paid — any horror stories where that fell through? - For tax auctions specifically vs. mortgage foreclosure auctions — does the strategy/payoff process change much between the two? - Real talk — is this a good place for someone still early to be spending time, or is this more of an "once you've got a few deals under your belt" strategy? I don't want to bite off more than I can chew on my first few deals. Appreciate any real experiences, good or bad. note:sorry you all for asking so much questions at once.

Hey, check this out when you get a chance Watch it here and let me know what you think: https://www.youtube.com/shorts/H8ZE1iT92VM These two lots have the same acreage but I wouldn’t pay the same price for both. I break down how road frontage and a long driveway can change the value of a flag lot.

looking for advice on pulling owner info (name + mailing address, ideally phone/email too) for off-market properties. I've got a list of addresses I'm interested in but no direct contact info for the owners. What tools/methods are you all using — county assessor sites, skip tracing software, something else? Bonus if it's affordable for someone just getting started. thank you very much!

Monday list. Here is who actually moved this room between September 1 and September 7, and what they did to earn it. 1) Georgette Neidam. The busiest member in here by a distance. She posted for the builders and for the members several days running, she answered the five screening questions the same day they were put to her, and she came off a live call with a seller and told the room what the seller actually said. Reporting back is rarer than it should be. 2) Troy Somerville. Brought a real one. A code violation lead in Baltimore that had been sitting about two weeks, and before he asked anybody anything he had already pulled the full violation notice and read all five pages of it. That is the right order to do it in. 3) Raven Conte. New in this room and went straight to work. Ten replies across seven threads, and he wrote out his own buyer screening checklist, starting with what a buyer can actually close rather than taking a proof of funds letter at face value. 4) Aldo Chandra. Asked the best question of the week: how do you verify a land buyer will really close before you burn the relationship. Then he answered from the other side of it, keeping proof of funds letters at a few different dollar tiers, and told Troy to take a flashlight and check the panel and the water heater on his walkthrough. 5) Emma Bassiri. Opened the month on the 1st and kept the experience versus numbers conversation alive, which is the argument every new wholesaler has with themselves. 6) Bernita Smith. First one under Troy’s introduction telling him to jump in. Somebody has to make a new person feel like this room is real, and she does it. 7) Beaunelle Haynes. The self storage and car wash she brought in Greensboro is still pulling replies two weeks later. That is what happens when you bring an actual property instead of a question about properties. 8) Hakeem Joseph. Asked for investor friendly title companies in Pennsylvania and welcomed a new member the same day. Both of those count.