Way to get the best possible deal for buy and hold?

[Alex K.]

What is the way to get the best possible deal for a buy and hold rental property? SFH or MFH is OK.

I am considering the following:
MLS bank owned
MLS short sale
find my own short sale
aution.com style fake auction
courthouse steps auction
county tax auction

I have about $90k cash and I want to buy a property with the best cash flow possible for retirement income. I can do rehab. My market has lots of properties in this price range but I want to get a great deal and I'm willing to wait and do the work for it.