Pushing into other, close-by, markets is the best (and maybe only) way to make it work.

I'd definitely connect.Otherwise, your best bet might be a local or regional bank

Hello Jason,Your best bet is going to be to track down the owner, or the owner's heirs. 

Buyers take up a lot more time.The best method of building your business is to focus on existing relationships and referrals.

Quote from @Benjamin Blunt: What are the best strategies or tools that you use to find Off-Market Properties?

@Edwin AlvarezI recommend finding local meetups to attend. https://www.biggerpockets.com/forums/521I have found all of my best connections at local meetups.

So many variables can turn a deal sideways from 1 hour to the next - i.e. inspection findings, title issues, contracts, financing issues, taxes, dept. of buildings/local municipalities, etc.I'm glad to hear you made it through the challenges, and it sounds like you'll be able to leverage this experience as you grow your portfolio.All the best to you along your journey!

If you are and that quote is at full RC then you have the best rate there is.

Most lending is based on cashflow, not the 2% rule (although still a good rule of thumb for some types of investments), might have the most help from the group if you provided some of those details here just so it'd be easier for us to help you best. 

If you're earning primarily W-2 wages, interest, or dividends, those attractive depreciation deductions from your cost segregation study will be suspended.Think about it this way: You might spend $10,000-$15,000 on a cost segregation study, expecting immediate tax savings, only to find those deductions suspended indefinitely.Does this mean cost segregation studies are worthless?