I feel like I have all the knowledge, but I have still not found that first deal!

But it sounds like your agreeing a no-contingency sale is more unrealistic here. 

I would like to speak with local investors, real estate agents, property managers, lenders, etc. from the area.

Now I’m sure BP has all the data and statistics to so h the know better than me what people like and want to hear.

*I know the markets really well even better than some local agents.

"Inflation expectations" is a purely rational and logical way to look at it, but let's consider that bond market buyers/sellers aren't 100% comprised of Vulcans, and that there are highly emotional and irrational individuals among them, as well. 

Two different ways to go and both work well.

Things like:🚫 “I need seller financing.

I have an idea of an initial investment and returns I would like to hit, but would love to speak with those of actual experience to see if my numbers are realistic.

Go places where you can connect with potential buyers and sellers.