Sacramento rentals too competitive?

[Minka Sha]

I am trying to acquire a rental property for long term cash flow in Sacramento area but getting frustrated with all the cash buyers on rentals. I'm doing conventional loan. So far, I'm not having luck as my last two offers: 180k - seller took cash offer of 200k 300k - seller took cash offer Of 340k And same for two other properties. Two questions: What are some good areas for rentals in Sacramento area? I have been looking downtown/midtown/Tahoe park/North oak park. More importantly, I have heard I can help other investors by partnering with them instead of competing with them on deals. I have sizable cash down payment so I am open to that approach as well. Does anyone have any local contacts for this?