I believe in free market and that regulations should not be to control price but should be for protection and safety. 

Inventory is tight and you have to be patient and do due diligence.

Be patient and tell everyone you're doing deals!

@Tom Peterson, ya know sometimes there's nothing wrong with comfort and safety. 

Having enough profit in your numbers as a safety net is really great advice. 

I was told by some investors to have a separate llc for each individual property as to create a great safety blanket, although for tax purposes this seems like a lot of unnecessary work. is there any benefit to this?

The most obvious advice would be "be patient, something will show up" but it is challenging all the same.That said, it also goes back to what your criteria is (price point, neighbourhood, amount of time investment).

It is a little more difficult to evict tenants however finding a quality tenant and being patient is key.

Super competitive in both so be patient.

It might not happen with your first property or two so be patient, but with those goals in sight you can make it happen.