But for someone who doesn't have that access, it is like trying to find a needle in a hay stack. 

You would really need to find a needle in a haystack to find a good deal on buying properties close to the college.

Finding an agent off the street isn't going to be easy to do if you want to find one that understand working with investors especially one that is looking to be creative.For the most part you MIGHT be able to find one that way to buy mediocre rentals off the MLS with large down payments and conventional financing, but past that it is more of a needle in a haystack situation.You will have much better luck going to some of the local meetings and talking to agents there.

I've searched for this answer, but after searching through a pile of results, it seemed like a needle in a haystack, despite how basic it was. 

The Provo, Lehi, and Salt Lake area is no Silicon Valley but I believe that to a certain extent the same thing that has driven up prices there is happening and will continue to happen here because of the boom that is happening in Lehi and surrounding areas and the fact that we're close to running out of land.There are needle-in-a-haystack deals in all markets.

(5) There are needles in every haystack, and this is where your own competitive advantage must come into play.

Just feels like I am searching for needles in a haystack!

So, now that you know what's going on in the marketplace, all you have to do is find the needle in the haystack which would allow you to out-perform...I think we have room still to keep compressing for a couple of years.

(Needle in the haystack principle). 

Let them buy the big bulk stuff and you look for the needles into he haystacks.