It seems that someone else got to it before I did or it’s overpriced, and I can’t make a profit if I flip it. my goal of flipping 3-10 this year is dwindling and I don’t know how to find the “off market” properties being a small fish in a big pond.

My sister has a tiny fishing cottage on a little lake Papakeechie and she is booked solid from April to October every year. 

Or catching fish? 

However, it must be the current boom in home renovations and the opportunities for bigger fish to fry, as I'm having difficulty finding someone responsive.

& I smell like Louis Vuitton Météore, not "fish", lol what the hell

You know big trophy ranch's and I have to think buyers that are buying 5 to 50 million dollar ranch's will not have a problem with a buyer broker arrangement It takes a ton of time and effort to sell those bad boys and its for sure a specialty niche.. you have to know a lot about Old western land laws  Water rights Timber rights Mineral rights you have to be very good with surveys and how to read USGS quad maps ( although google earth helps a lot) U have to understand hunting and fishing regs etc etc. .

Examples - owner occupied loans for house hackers, specific market knowledge (ie - friend of mine that ice fishes and bought a short term rental cabin in an ice fishing spot that you and I would never know of), ability to do renovation on your own or cheap, contacts with local companies or organizations that would be a tenant source for mid term rentals, ways to source off market deals, etc.Whatever it is, figure that out and get started.

I have a buddy who bought an ice fishing cabin in New England for next to nothing and earned a 50% cash on cash return because he has been ice fishing there for 15 years and knows the intricacies of that world and how to cater to that customer. 

I'm a Hokie myself and an investor in the Roanoke Area and outside areas.

The fishing is world class and you should definitely come see us.