Save every penny you make, live with room mates, drive a beat up truck, house hack distressed properties and spend all of your spare time DIY rehabbing them.

You have to just commit to doing the lead generation 5-6 days a week (social posts, door knocking, talk to people you know, talk to people you don't know, host open houses for agents in your office, drive for FSBO's, etc) until you have planted so many "seeds" that they result in business. 

The BiggerPockets Podcast Episode 728 takes a deep dive into what these are and how you can get into them. 

But if you want an ROI, as well,  the industry has been lying to you, and everyone else.Foreclosures, probates taxliens... all circumstances that explicitly do not drive motivation to sell.I am writing a book on the topic and here is a passage from my book.Circumstance does not imply motivation.

The rents have begun to drive the market and are seeing some quality cashflow.

Plus, demographically speaking, assisted living will be the most in demand asset class over the next few decades, further reducing risk and driving increased rates an opportunity.  

Im confused why note seller would be selling the note at this point before auction at such a deep discount.

I was driving by last month and noticed lot of construction happening in Bixby area.

I'm curious, if you were to invest elsewhere, what areas would you consider and what factors would drive your decision?

I've been focusing on fourplexes as a first investment to spread vacancy risk but the inventory in my driving area is pretty low.