Todays poor financing terms are tomorrows distressed assets. 

I have a distressed property, an owner-ish who doesn't want, and a mortgage company who won't talk to me. 

Doesn't seem like he strives for purchasing at a discount or for distressed seller situations. 

@Chris Hutchens Eastside primarily (most distressed area that is a big focus outside of downtown), Harvard Place/Eastlawn, Denver Heights .. many near St Phillips Coll, UTSA, & the AT&T Ctr .. and expand out

I don't understand how a real estate agent would get access to "investor-worthy deals" when I would think the people they work with aren't in a distressed situation and are looking to sell for a profit. 

I have over 50 doors but have basically done it the old way by saving up down payments etc. and buying extremely distressed and sweat equity Ing them back to life.

Another option that I've seen in the local market is purchasing a heavily distressed or big rehab project with a local hard money lender that will allow a smaller downpayment due to the amount of equity in the deal on the back end.

Knowing your area decently enough, I'd pursue distressed and value add.

However, if the property is tenant-occupied, accessing it for renovations might prove difficult.If your intention is to purchase a distressed property for value addition, I would caution against acquiring properties with existing tenants, as this can pose challenges in the renovation process.

But I think I could save enough to buy a distress property.