It's like finding a needle in a haystack just to locate the target property...and then you need to find at least 3 other almost identical, sold "comparables" to prove your good deal and current market price...and still be at least 30% below fair market value for nearby residential listings (on top of deducting necessary repair expenses), and at least 40% for an REO...and don't think you can submit a deal for vacant land, commercial or anything else that is not a standard family residence.

I could be your first client if you can help me find my needle in the haystack… Seeking 4-Plex on the water (canal/deep water/dock) that would be a candidate for an upscale rehab value-add project in two years (after I move into one of the units).

It is a little like finding a needle in a haystack and you really need to expand your sources of information to include not only the traditional MLS sites like Realtor.com and Trulia, but also places such as Craigslist, Auction.com, Hubzu, Homepath and maybe even EBay. 

I refer to it as "finding a needle in a haystack."

It's not a great strategy to only look for seller financing, that's like a needle in a haystack.

However, to expect your Realtor to scour the MLS for hours to find a needle in a haystack, and write 10-20 offers a day, is unrealistic and not effective.

There generally are deal left over OTC, but they can be a needle in a haystack. 

It's like finding a needle in a haystack just to locate the target property...and then you need to find at least 3 other almost identical, sold "comparables" to prove your good deal and current market price...and still be at least 30% below fair market value for nearby residential listings (on top of deducting necessary repair expenses), and at least 40% for an REO...and don't think you can submit a deal for vacant land, commercial or anything else that is not a standard family residence.

You are looking for a needle in a haystack.

The best deals are typically found via courthouse auctions, but even these are very competitive and are like finding a needle in a haystack.