Buyer first, then the house. My second deal never got publicly marketed anywhere

The buy box approach is right and it's also how you find your ceiling faster than you'd like. I ran one buyer for most of a year, got comfortable, and then he stopped buying in November because his lender changed terms on him. I had two under contract and no home for either.

So a working version of your model needs three buyers with overlapping boxes. One buyer with a good box won't hold up. The overlap matters more than the count. Three landlords who all want the same street means one house has three homes. Three buyers in three different price tiers means you're running three businesses.

Also, on the nine days. What was your earnest money and was it hard by then? That's the question that decides whether an extension request is annoying or expensive.

Sorry, what's a buy box? I take it it's just the buyer's criteria written down, but is that a document you ask for or something you build from watching what they buy?

@ember it's their criteria. @rigging, the thing I don't follow is why the landlord needs you at all if he's got cash and knows the zips. What is he paying $8,500 for?

"Will take occupied" is the line I'd underline for anyone reading this. A tenant in place with no lease, no ledger, and a handshake rent is where deals die on the buyer's side, and most wholesalers hand it over with none of that documented. Did you get an estoppel or even a rent roll from the seller? Because if that house was occupied and your buyer inherits a situation you didn't describe, the $8,500 is the cheap part of what happens next.

$1,050 for 900 pieces and skip tracing, so roughly $1.17 a record all in. That's the number I've been trying to pin down for months, thank you. Was the 31 calls off one mailing or did you hit the list twice?

The slab exclusion in his criteria is doing a lot of work there. Around me that one line takes half the inventory off the table and the guys who ignore it eat a $12,000 surprise.