How to find a BRRRR deal in Texas?

[Steven Natera]

Hey there! I'm looking to do my first BRRRR in Texas but I'm sure how to get started to find the right deal. I'm live/own in Austin which is a super competitive market to find a brrrr deal. I've started looking along the I-35 corridor for a potential deal using the MLS but there aren't many vacant properties at a reasonable discount that would result in at least a break-even brrrr. Though to be fair I haven't made an offer even it is low ball.

Now I'm thinking about going off-market but I don't even know how to begin finding off market deals. To start I want to buy SFR properties with ARV in the ~200-220k, working backwards that means I'll need to find the properties with an all-in price of 150k.

What's an area in Texas that will allow me to do a BRRRR where I can at least break even?
If off-market is the only way, how would you get started searching for off-market deals?