I specialize in creative rental investments such as STR & co-living. 

Build relationships with local agents, property managers, and contractors who specialize in investment properties.

Hi Max, I can speak about the Columbus Ohio market (as this is the market I specialize in) but yes, there is strong competition here and there are obviously some cash buyers and they will always have a slight advantage.

If you're not having any luck with mortgage brokers (I'd search out the ones who specialize in investments), then go to your local REI meeting. 

Shout out to permit professionals like Roy Hasson (just a friend in LA specializing in navigating permit process - this is not a business play we do not work together), who are dedicated to helping others and will likely develop similar resources to support their communities through the rebuilding process.If you’re working on rebuilding efforts or have questions, feel free to connect with me—I’d love to collaborate.

If you haven’t already, consult with an attorney who specializes in landlord-tenant law in Texas(sorry I have no recommendations here).

Also, any referrals to realtors who specialize in this sort of strategy would be appreciated.

The simple reason is that you cannot even tell debit cards from credit cards without a special software.

Another one I wish I had taken earlier was to get involved with a boutique or specialized commercial broker. 

I specialize in working with Canadians that own property down here (I live in Palm Springs, we might be the snowbird capital of the world?).