@Leather Nix thanks for chiming in on the area specifics.

I'm sure you can't sit in front of a computer and get all the answers you need, it takes shoe leather and phone calls IMO.

When you walk into a bank on those marblefloors, pass the leather chairs by the receptionist, then the tellers and the bank operations offices, where do you think they earn the money to pay for that overhead.

My banker loves when i hand her a leather document case with all tax, employment, and income information sorted and tabbed.

Shoe leather is cheap. 

Some of the furniture is really big (leather couches and chairs). 

If you have it done for you, be forewarned: A lot of these online "services" will gladly take thousands of dollars from you, fill out the paperwork, and give you an official-looking leather folder for your trouble.

The last few deals I did with agents were things I brought to them (REOs I found) because these were deals I couldn't do privately.At this stage of your career you are probably going to have to invest a lot actual shoe leather on the pavement of your targeted farm area and in the courthouse tracking down the info you need.The good news with that is if this area turns 'hot' you will be ahead of the curve with your knowledge.

You're not willing to do the work if you do not skin in the game.Marketing for buyers is pretty easy, you just need a great deal.Finding private money whether it's IRA lenders from self-directed IRAs or joint venture partners like doctors for 50-50 splits, it takes shoe leather and time, if you don't have the time, I would find a partner to go solicit private money and JV money.Lastly a good coach can believe in you more than you believe in yourself. 

I'm facing the same problems with Boston and high priced entry but lucky that my father invested in a few buildings in leather district back in the late 80s/early 90s and a house in Quincy for a flip/buy and hold.