I tend to be partial to REIA events, which have chapters in most larger cities/markets.

You will likely need to find something off market.

Henry Washington from BP on the market podcast operates here.

I have an off market property as a lender we are taking back and need an agent. 

Higher DemandThe rental market is shifting.

I would recommend joining local facebook groups of hosts (if they exist) for markets you are trying to get in to. 

Its also a great way to increase values in a market since newer homes sales offer higher sale prices.

@Linda PhamAll our midterm rentals are in Colorado as are our clients, so I don't know Houston's market.

Even if you get a great deal that is 20% below market, appraisers will typically be anchored by the last sale price and you may be stuck not being able to pull out as much cash as you need to pay off the HELOC.

The property was in a great market but needed a full cosmetic rehab and basement finish to add a bedroom and increase resale value.