Hey Jim,If you're still interested...I would suggest a different approach.

It appears that searching for a relevant Facebook group would be a helpful approach.

However, the report shows Austin now approaching 7 months of inventory, which is flirting more seriously with “buyer’s market” territory.

Hello BigPocketers,I’m seeking advice on the best way to approach this situation.

This collaborative approach ensured seamless financing and execution.

This proactive approach has made a significant difference in maintaining positive cash flow and ensuring long-term success in my investments.Key Lesson #5: Build a Strong Network Finally, I wish I had focused on building a network of real estate professionals earlier in my journey.

I am won't buy anything this year but rather next year so I am wondering if it makes sense to approach an agent or a lender months in advance, weeks in advance or only when I really already saw something I want to buy.I don't want to waste anybody's time and I am not yet sure what the best course is.

They way full doc programs work is they use this worksheet: https://content.enactmi.com/documents/calculators/Form1038.C...This approach will allow you to add back the paper loss of depreciation, and add back mortgage interest, property taxes, insurance and any HOA dues. 

With low inventory, this is a more efficient approach than targeting specific areas, IMHO! 

No, you said how does one find a "deal" without a wholesaler, it's very simple, you simply put in the work to either (A) be found by these sellers who are "deals"     -OR- (B) you approach them yourself.