@William HooFatt thx William -There are a lot of Small mouth bass , walleye, and occasional other fish in the delaware there .Some freshwater  eels too!

distressed properties do occasionally hit the MLS at a good price, but not very often.my second real estate purchase was out of state, it was just a cosmetic rehab and i had to make several trips up to corral everything and get it rent ready. 

This is why I like to handle things like this on my own or have my trusted handyman handle them if I don’t have time, and save my insurance claims for the real big issues that occasionally come up.

Wholesalers, bird dogs, networking, MLS (occasionally there is a deal), mailers, SEO, media adds. 

About the time you are tired of self managing and the occasional hassle, the season ends and you get a break.

It's about having a system in place to find opportunities for fix and flip, buy and hold, listings..... and then the occasional deal that you may assign or double close on

We do occasionally have families or professionals that come to look at our properties, but they realize they can get a much cheaper place a little further out from campus.

You are correct, small multi listings in A/B markets are less common, but do come on occasionally.

Occasionally I see rural properties I think would work well. 

I have most of my tenants through local mental health/addiction services, and those tend to be better than the randoms from craiglist, as they typically have a case manager to check up on them occasionally...