Good luck to you in your search.I am a wholesaler, and have 2 offices in the area with 12 dedicated acquisitions agents, along with a beefy marketing budget, so while we do not buy our properties at Wal-Mart, we also do not buy any properties that have CAP rates below 12%...anyone can find properties that cashflow below that. 

However, if you are busy with your own business, you likely don't have the time to dedicate in order to weed out these great deals.That being said, the other challenge you will face is that if you are to purchase anything right now, your property tax base will be based on that.

@Cesar Lara - Congrats on your accomplishment and dedication to complete your education goal! 

I'm interested in all aspect of real estate, I'd love to get experience everywhere, eventually I'd like to dedicate all my time to it..

No forum specifically dedicated to the different types of investing ,Not that i have found yet,  at the top of your screen , click on education, click on strategy or property types, and you can drill down into specific investment types, in each of those two sub- categories.

You are right, there are new buildings being completed and many units entering the market; however, these are rental units that command a much higher price per sf than my units, and usually charge and extra $150-200/mo for parking, while my places all have dedicated building parking.  

Aside from the bulk discount pricing on material, savings on labor with dedicated professional, multi disciplined crews and the general passive nature of building safe investments and organic wealth is our rational and I am sure the rational of any established turn key provider.  

If anyone wants a dedicated team member in this area just holler at me.

I like immersing myself into new opportunities and I dedicate myself to achieving my goals.  

I am a notorious procrastinator but am fully dedicating myself to this new venture in hopes of making a lasting positive change.