I am also open to looking at commercial investments such as storage units or flex space; but that could be further down the road and require much more capital. 

So I wanted to ask how do new western agents and other people find off market residential/commercial.

We toured their facility & having done a lot of rehab etc I was impressed with the construction & designs.At the time we visited they were building components for a commercial with high end units above a store front strip that was very well done.

You are mentioning highly sought after parts of GA.I do commercial real estate over 20 years now specializing in NNN properties.Don't expect monster cash flow here for residential.

The land is also already entitled for mixed use so we have the commercial piece as well.

In my case, I have residential rentals in one LLC, commercial properties in another, self storage in a third, and my real estate company operates in a fourth.

., I always found that the steepest part of my learning curve as I transitioned from SFR to STR to Commercial land development and MF (all using 1031 exchanges) was learning what "didn't translate" from the prior type. 

You have gained experience, credibility, and equity to go after the next deal or potentially a commercial property (5+ units).

I’m in the Redding area- I can refer you to a few commercial agents.

Mine are small commercial offices and Zillow didn't fit for my uses.