Direct-to-seller outreach
Targeted, respectful outreach to specific situations (probate filings, tax-arrears lists, tired-landlord indicators) tends to outperform generic mass mail — the more specific the situation being addressed, the more relevant the message lands.
Agent relationships worth building
Agents occasionally know of a seller who wants privacy or speed over maximum exposure — an investor with a real track record of closing reliably becomes the person that agent calls first, which only happens after multiple smooth transactions, not one cold pitch.
Investor networks
Local investor meetups and online groups are where deals too small, too large, or outside one investor's criteria get passed to someone else — showing up consistently, not just once, is what actually generates referrals over time.