Likely to get the deals under market, you'll need to cultivate your own marketing program to attract sellers before they hire an agent.

Discover what attracts you and don't be afraid to dive in!

I have about $60k equity in my primary residence, so the opportunity to lower my rate slightly AND be able to reinvest that equity in another property (or two) is very attractive.

And what happens when all the new construction has to lower prices to attract buyers?

what I seem to find is HML> rehab> DFE/ cashout refi I have nothing against flipping for capitol to invest in buy and hold. buy and hold attracted me to real estate.

or is the home at market rate but there is something extraordinary about it like a big company has recently moved there, good schools, and some nearby favorable attractions (starbucks, etc.).  

Both of these markets seem very attractive and especially resistant to overall economic downturns.

One part does not seem to be able to attract renters, per the vacancies/for rent signs.

Unless you have a unique way of generating a higher return and can attract investor capital or are investing your own self-directed IRA and buying in cash (most current buyers/hence long horizon), it's going to be tough for you. 

There are over 500 international companies in the upstate and IBM- PLI named South Carolina the number one state in the US for attracting jobs through foreign invstestment.