The market is moving rather quickly but nevertheless over the long term there are still good deals.

Research your market, and when you find a screaming deal, act quickly and confidently in it.

That's how I got to my goal in real estate, so I highly encourage everyone to get out there and meet people in person. 

Laying out an effective tax strategy involves a lot of work at this level, so just be prepared for this to not be quick and easy.I'd start by first having a meeting with your current adviser and ask them to explain their current advice.  

If you are unable to act quickly, you will continue to miss out.I think in your price range, you'll have the most luck (or inventory) in Bloomfield.  

@Joshua Pagan I would encourage you to be direct with the owner about what you are planning to do i.e. you will likely be selling the property to another investor.

All I need is a letter stating: Ashley is approved to offer cash up to x amount and a quick close on property 123 Main Street.

A quick and easy thing is to check and see if they pulled a permit.

But then again, haven't yet found an easy and quick route and I also know normal people like you and I with 15 or more active projects.

I rest assured him that was perfectly fine and I encouraged it.