Quote from @Shawn Questa: A few times I've reached out to Cash Buyers and they would tell me that they are a part of an Investment Group and that they are ready to quickly Close Deals would be happy to work with me.Later I would come to find out that they are actually a Group of Wholesalers, like me.I guess I would prefer to Work directly with the Investor, Cash Buyer or Flipper. 

If you need lender recommendations use the forum to find out who others have used in your area. 

Its hard to find deals unless you are connected, advertise a lot, cold call a lot, knock a lot, and/or work very hard at it. 

If the house is listed on the MLS and everyone else has passed on it, then you didn't "find" it. 

Im just putting deals together and working on finding a new project for myself.

I have the ability to find properties that all in costs including rehab and purchase would only be 70 to 80% or ARV on properties. due to this I have been trying to find lenders that allow for less down and rehab coverage since the properties are so discounted.

We find that they're easily 50% above LTR here in the Austin area.

I'm open to deals that need rehab but I'd rather find something that's up and running and that may only need minor fixes or rent increases.Do you have any property like what I'm looking for?

We overthink real estate...Just find a place that people with options want to live. 

Buy a quality property, stay away from the hood, rehab it as if you would move in, take your time picking a tenant, you'll be find.