Investing in Madison WI

[Douglass Belt]

It is my understanding that in real estate investing, there are always opportunities to invest regardless of the market. That said, I am trying to figure out what opportunity may be available in the Madison WI area. the rental market is very strong here, 3% vacancy rate. the rents are high, property taxes are high, and very few "deals" that I can find regarding SFH or Multi Family property. The sales price is high and when adding expenses, etc. cannot find much at the 1% rule let alone anything close to that without being in a "D" neighborhood. Does anyone have experience investing in Madison? Any suggestions or ideas? My goals are to invest in 4-5 SFH then pivot to multi's (2-4plex). Thanks!!!