Find a deal that has enough information (Loopnet, an Offering Memorandum from a commercial broker,...) and adjust the sales price numbers.

I've used them as a Broker and buyer for years.

@Sean MoarefIf you need help finding better cash flowing properties in those areas,  I’m a broker that works with a lot of investors.

So after months of back and fourth between my agent, I finally got to talk to the sellers broker.

The rental market in my state is insane, median rent is around 1250/month most of what I can find is around $1500/mo, So I started thinking, Maybe I'll just get a house the mortgage wont be too much more, upon doing research and talking to mortgage brokers and real estate agents, on a 160k home with only 3.5% down My mortgage would be around 1400/month which includes taxes insurance pmi etc.

As a commercial broker I’m also curious if any of these developments have sold after being built out.

I would assume the support and training wouldn't be nearly as good as if you had joined a local broker. 

I talked to a guy that flips properties in another state and talks about wholesalers being BS and he gets deals from his realtors and broker.

There are Hard Money lenders out there with rates in the 7s and no points but you need a bit more down (25% plus) and you have to use a broker which adds some fee but can be negotiated (I can say this with certainty because I work at one :) )They can also get up as high as what is being quoted here, it really depends on the lender themselves and how much digging you are willing to do.

It is difficult to get one with phone numbers because reputable brokers won’t provide the numbers of people who have signed up for D0-Not-Call.