I'm finding that marketing direct to sellers and looking in smaller fringe markets is required to find good, cashflow positive deals right now. 

I have to do direct to seller marketing to find any decent deals in today's market - also, focus on fringe/smaller cities around your core market where there is less competition.

Let's that scream platitudes from the fringes of the debate; let's talk realities.The problematic truth is that low earners don't have enough money to generate any savings.

Property on the fringes are likely to get caught without coverage.

They were so fiscally responsible that they were able to pass the savings onto their tenants...only to have many of those tenants decide to skip out on rent, thanks to aggressive laws on the part of fringe tenant advocacy groups in cities like NYC that have given deadbeat tenants all the concessions in the world to not pay rent. 

Lenders are performing triage and basically looking for excuses to disqualify borrowers on the fringes.

The turn key properties will be too expensive unless you are willing to live in a fringe neighborhood  on west side or SW side like East Garfield, Austin, Little Village, Woodlawn, etc. 

For example 6.5 in Dallas whereas 7.5 in Gulfport MS.These days nothing is over 7.5% cap (unless its a truly off-market deal and a fringe deal under 60-units).

It is counter intuitive, better properties come with lower risks than fringe properties. - buy square footage.

I've only seen one come up in my range and it was snapped up within 2 days, and even being on the fringes of what I can afford it needed a lot of work.