This may not seem like a big issue, but if you're paying for premium data, like I am, it can drive up your cost per deal drastically.I switched to REI Reply last year and can send off over 2000 texts in one drop.

This means youll need to be licensed, work under a broker, and be fully operational as an agent, even if you dont close any deals. 

If not, any lease to own lenders for income generating buy and hold deals?

But you can still find deals at $120-180k purchase price that do hit the 1% rule and you get amazing appreciation as well.

However, a great deal came along my way.

A property is available off market that seems to be a great deal.

What does it take to get out of the whole deal?

There are still some deals out there. 

I've learned a lot over my time investing in small towns and have found some great opportunities but just like any other niche market you better learn what you're dealing with or you'll get burnt.

I think you have the basics of meeting partners and people to work with in your local market and seem to be well on the way with two deals going already so big congrats there!