Method of choice was looking for potential properties online using redfin then when I had run simple numbers I would drive by each property and its neighborhood and if it was worth pursuing, I would schedule to see the property through the selling agent.

If you want to be mentored your best bet is to go work for a company - most CRE is not a single individual and CRE is fast moving and things happen fast and you can't structure a "follow me to learn" without working for someone 

Quote from @Youssef Pullman: Where do you guys get your cold calling lists from in dallas , Houston texas , am struggling finding a good data to work with and i have a team of 2 cold callersHi, the best quality data comes from 1).

Best regards,Drago

Negotiate closer to $170K with creative financing is your best bet. 

Wishing you the best of luck on your move and house-hacking journey!

I would look for a place like Boulder 30 years ago.   

I constantly hear from investors who will only look at off market opportunities and dismiss any and all properties listed on the local MLS.

Try a Google search for managers or look for an investors group in the area that can provide personal recommendations.1.

Look at quality properties (not something that is cheap and looks good on paper).