We install modern lighting almost all bought online, spending $500-$600 per unit (for example we often buy 3 light acrylic "crystal" vanity lights for less than $10 that are *super* popular.)

Now, this place is so popular that there's a waitlist (I verified this, it's true). 

Now, this place is so popular that there's a waitlist (I verified this, it's true). 

I think a lot of creative financing is most likely going to become more popular with the economy in a downturn.

But how does one go about finding these quality agents, that know the areas, in towns and outskirts that aren't popular or populated?

there are thousand upon thousands of successful investor that came before both of us. if this avenue you speak of was feasible, it would already have a catchy name to it and be popular. 

I have three homes in the Alamo Heights area and surrounding area (78209) and in my experience garage conversions are more popular in this neck of the woods.

or the more popular quote from Baron Rothschild " When there is blood in the street, that's when it's time to buy"  

That's why house hacking is popular here for sure. 

Rents have climbed significantly due to the lack of supply and popularity and increased costs for other owners.