New REI in the DFW Area having a hard time finding a deal

[Chad Rakestraw]

Hey there, my business partner and I have began looking for properties anywhere in the metroplex. Our ultimate goal is to buy and hold multi family or SFH, ideally with the brrr strategy. We are willing to do flips, but only for the reason to reinvest that money back into buy and holds. We are on a lot of wholesaler lists, but with their fees involved the margins seem to diminish quickly. We also dont like the idea of hard money and dont have the cash to purchase deals under 100k. We feel like a small fish in a big tank of sharks here in our home town.

We are looking into hiring a VA to begin driving for dollars and cold calling to get ahead and try and get our own off market deals but that seems overwhelming with us both having full time jobs.

I am not opposed to investing out of state because of prices rising here, but I also love the idea of investing in properties here because of the appreciation. 

I know this is a bit all over the place, but would take any advice any of you would be willing to give to us. 

Thanks ahead of time.