There are deals to be found in every market. 

My uncle is part of the RHA and has found it helpful https://www.rhawa.org/I keep meaning to check it out but haven't since I can get so much second hand information off of him and others I know in real estate.

I found there are quite a variety of them.

The 2 best options I've found are DSCR loans and/or a local lender that does not sell the loan (they hold their own paper). 

Maybe a year or two goes by… but with a little age comes more respect… and maybe you partner with one of your new found real estate people and do a deal together.  

If the buyer has already found the home on their own, then a reasonable amount of buyer agent compensation may be 1% for writing up the purchase agreement and managing through closing.Before, the buyer didn't really have the opportunity, and the agents could avoid even talking about the buyer agent compensation.

I just found the perfect adverse possession home, dead owner, no heirs, no bank but was too late and owed way to much in taxes and interest to bring current without a title. 

Some have found it pessimistic.Use the Enemy Method.

Min found it and his team helped me form mine!

I didn't have control over the ARV figure (the market controls that) and I found that if I tried negotiating a lower rate/points with my private lender they would find other places to invest their money.