The tax sale arena is filled with real players who know what they are doing.  

Get a list of cash sales in the properties neighborhood and reach out to these players and see if they need another deal.

find a local lender in Texas that does HML deals.. your bigger players will not go for bad credityou need a local right were you live that understands your market and their equity position. that's your best bet.. out of state folks I would be very leary of personally..

@Johnson H. recently witnessed a player in my market who has been striking deals and making money hand over fist in today's market, last year and the year before.

I know I get at least 10 for each seller carry back I do.. there are some big players in the space.from what I can see and I don't do NPN.. so not an expert by any means..

/Vermont Ave.Food for thought: I have a friend that was in the nightclub industry, he told me that Universal City Walk was actually a small scale model for what the major players eventually want Downtown LA to look like.

Then start researching; who are the players, who own multiple units, what are the numbers to make a good deal for this segment, who is lending on these types of transactions, is more of this type under construction, if so get those details?

Build relationships with the players in your market. 

@Mark Showalter Some institutional players are moving into the SFR market and purchasing/divesting large packages.

Had strong suspicions they were big players in the drug trade & got themselves into some trouble.