Where are the best RE deals found? sheriff sales? auction? other?

[Marcello Di Gerlando]

Where did you find your best deal?

I'm guessing each market has it's differences. But generally speaking where and how do the pro's get the best deals on real property?

I would like to find a good cash flowing multifamily, and from basic internet searches I cant find anything in my neck of the woods that makes good business sense.

(applying the 50% rule on my numbers)

I'm not deterred here, because I'm hopeful that something will eventually come up. Just not sure where the best place to look is.

If cash buyers get better deals ( which at this point I'm not sure they do, just an assumption) how much of a discount will cash buying actually get you?