And what is your price point and are you looking for turn-key properties or something along the lines of a "fixer upper"?

My occupancy rate is probably as good as anyone, and one thing I do is never have a high debt load then turn that around and award my tenants with rental rates they can't match elsewhere. 

Turning the property quickly (you have to run it like an F1 pit crew)4.

In turn they will help you find off market deals as well.

Also your perspective are you an agent, pm or investor.For example in Cleveland the east side has tons of A communities by income standards but the turn times of how long a property sits on the market is atrocious.

Have you considered turn-key/LTR? 

The tables have turned and it's a buyers market now with values flat or declining, much longer days on market, price drops, listings expiring, very rare to see full price offers on new listings, etc. 

Hey, how about that genius move to turn OFF the power, including to the water pumps.

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Quick turn over time.