I have a registered architect and structural PE on staff.Looking in the small multifamily market currently

I was wondering if most wholesalers have stopped using direct mail and just moved to google/facebook to find deals?

Would this be the ideal market, or are there other rental options we should explore? 

When you charge under market rent, the IRS deems that you do not have a profit motive and, therefore, disallows all rental expenses. 

It insures all types of risks but does do a nice job with rentals in many markets

If so, this serves as a great example of how much the market has changed - if someone were to buy this property in 2025, it would have significant negative cash flow, whereas you have positive cash flow given the price point of purchase in 2021.  

You picked a great community to join.. have you checked out local comps to gauge the market vibe yet?

If have investment property, we are looking for relatively updated units (we are ok doing some work ourselves), class C+/B tenants, with rents either close to market rate or that can be increased.

I am currently a junior business marketing major with a concentration in professional sales at Samford University.

How true is this, and how could that affect my real estate strategy if I were to enter the Texas market as a Washington State resident?