It's tough in this market but not dead, off market deals are very tough to get right now and you have to jump on them when you see a good one.

Unfortunately, every transaction is different, and oftentimes some transactions are more tricky to deal with than others.

With a high credit score like yours, conventional will almost always be the better deal. 

Or just pay your sister a finders fee for getting the deal?

You can find some 2 units under or around $250K but they have been sitting on the market for over 150 days which tells you its not a great deal if it were an investor woud have already purchased it 4 month ago.  

It takes a long time to find an off market deal.

I've been buying and renting here since 2009, the deals are hard to find these days but definitely out there!

I manage a co-investing club where we all get together virtually and vet deals together, choose them and then invest.

Last summer a contractor that was building us two pergolas and grilling stations had to take $3K off his bill because he passed the deadline he agreed was easily achievable.As for how to deal with your current situation, prodding is about all you've got.

Your deal finder (agent/wholesaler)3.