Finding investment properties does not always require relentless cold-calling, driving for dollars, or spending every weekend knocking on strangers’ doors. For working professionals, parents, and individuals juggling multiple responsibilities, dedicating hours upon hours to sourcing real estate deals can feel impossible. However, according to real estate expert and BiggerPockets podcast co-host Henry Washington, aspiring investors can successfully secure rental properties while committing as little as an hour a week. Having purchased over 100 houses using streamlined strategies, Washington outlines five approachable deal-finding methods tailored for individuals who want to scale their portfolios efficiently without burning out.
The core premise rests on what Washington describes as the comfortability versus profitability matrix. The general rule in real estate is that the easier a deal is to find, the less profitable it typically turns out to be. Because convenience often comes at a price, investors must balance their desire for passive efficiency with realistic financial expectations. Ranging from completely hands-off approaches to more structured, proactive methods, these five strategies offer a roadmap for investors to match their specific lifestyle and financial goals.
The laziest entry point into the market involves purchasing properties through turnkey providers. Turnkey operators sell rental properties that have already been fully renovated and typically come with tenants already in place, generating immediate cash flow. While traditional real estate investing relies on adding value and then monetizing the property at a higher price, turnkey investing skips that labor-intensive step. Because the seller has already handled the heavy lifting, much of the potential profit margin is naturally baked into the higher purchase price.
Nevertheless, reputable turnkey providers still leave enough margin for investors to run a profitable business. The critical caveat is that investors must conduct rigorous due diligence rather than relying solely on the provider’s proforma numbers. While turnkey properties may not deliver massive cash flow from day one, they offer a viable path for buyers who want to bypass renovation management, secure reliable tenants instantly, and start collecting rental checks right away with minimal friction.
For those willing to engage slightly more, working with an investor-friendly real estate agent provides access to a steady stream of off-market or overlooked leads. To secure the cooperation of these agents, investors must prove they are serious, capable of closing quickly, and efficient in their analysis. Agents want to send leads to buyers who respect their time. Beginners without a proven track record can build credibility by promptly analyzing incoming leads, calculating realistic offer prices based on target returns, and explaining the math behind their numbers. Over time, documenting completed deals into a professional portfolio helps cement a reputation as a seasoned, reliable investor.
Similarly, properties listed on the Multiple Listing Service (MLS) can yield hidden gems if approached strategically. While the open market is generally considered retail-focused and difficult for investors seeking discounts, buyers can filter for motivation by tracking days on market. By setting up automated email drip campaigns that focus on properties sitting well beyond the local average days on market, investors can identify sellers who may be more flexible on price. Rather than painstakingly analyzing dozens of individual listings, Washington suggests establishing a baseline formula—such as offering 40 percent below asking price—to quickly open dialogues and filter for genuinely motivated sellers rather than wasting time on endless rejections.
Another streamlined option is working with real estate wholesalers who have already done the heavy lifting of direct-to-seller marketing, contract negotiation, and property sourcing. Wholesalers assign their purchase contracts to other investors for a fee, delivering packaged deals directly to an investor’s desk. While this method requires far less legwork than sourcing properties directly, investors must meticulously verify all numbers, including after-repair values and renovation estimates, rather than trusting the wholesaler’s projections. Building strong relationships with wholesalers involves clear communication, fair offer analysis, and the ability to close transactions rapidly through specialized lenders who offer in-house appraisals.
Finally, proactive networking offers a sustainable, organic way to build a continuous lead funnel. Rather than relying on passive attendance at local meetups, investors can leverage social media by periodically posting about their purchasing criteria and offering referral fees to individuals who bring them viable single-family or multifamily leads. Connecting with local title companies also opens doors to valuable off-market inventory, as title agents frequently interact with builders, developers, and other investors looking to offload properties. When attending networking events, approaching the experience with a service-oriented mindset, sitting front and center among active investors, and clearly defining specific business needs allows participants to maximize their connections and organically grow their real estate portfolios over time.