Are there any creative ways you’d recommend for me to identify and approach motivated sellers or uncover foreclosures?

For networking and education, I recommend checking out CIREIA (Central Indiana Real Estate Investors Association).

If you're looking to BRRRR/flip, I do recommend looking into hard money loans.

You can find some absolute MTR gems near smaller hospitals that aren't so obvious but ultimately, housing supply in the area is something I'd say is more important coupled with your amenities.

BiggerPockets also has a calculator to analyze deals, and I highly recommend you start this as soon as possible, even if you are not ready to buy.

The priority is consistent recommendations from active investors. 

Recommend you don't make an offer. 

.- The 203(k) will allow you to bid on properties that need repairs that won't qualify for a traditional mortgage => less competition => better purchase price.You will need to find a great local contractor you can trust to supply the required bids to qualify for the 203(k).- After closing, you can do some of the work yourself to save money, but the program doesn't allow you to pay yourself.You will want to buy a Class B property, maybe Class C+, in an area that seems to be improving.

Please advise.ThanksMel I'd recommend a local Independent Agency that has access to multiple markets including surplus lines

@Anthony MurphyI’m an affiliate for both of them and at this point I’d recommend PropStream over DealMachine.