I have a client looking at possibly taking a builder to court.

I would do some research on agents in that area and if possible, talk to previous clients of theirs. 

I've had plenty of clients make good cash flow money on purchasing condos in middle-class medium-sized cities in California, even as their first real estate purchase. 

Selling real estate to retail clients is very different than working with investors who are looking for investment properties for flips or buy and holds. 

One of my clients lost her job and she has only paid about 20% of her total mortgage she wants to get a lower payment.

the other place were I have seen fortunes made in real estate is in Timber and in path of progress farmer bought the dirt outside of town town expands  DR Horton pays 10 mil for their farm..I see those.. but someone who is staking rentals with only 20 or 25% equity and making a 100 a month or 200 month.. while I have clients that do well. make 20 to 30k a month and live a nice lifestyle .. they are not in the same league and they work their but off for it.

Most of those types Pension Funds, Insurance Companies are investing with REIT's.The institutional money typically only invest with the whales for what they tend to perceive as ultimate security and low risk.I talk to REIT's all the time looking for off market properties for my clients.

I have an investor client who was looking at a wholesale deal where there was a previous Tenant who was paying $5K per month in rent.So, it does happen. 

I hear some people are successful posting in local real estate facebook groups, using facebook ads, calling mortgage brokers to see if they have any clients they couldn't qualify, even flyers or direct mail sent to nearby apartments.Typically you will get a LOT of calls/emails, most of them won't qualify, but some will, in fact probably more than you have houses!

I tell our clients plan to buy a minimum of 10 or don't start.