These are the "easiest" deals to find, as buying for wholesalers or fix and flippers at those discounts off MLS in my market is a full time job in itself.Are landlords paying retail price? 

I’m looking for a class C+ or above neighborhood to invest in that would give me a 10% return. 3 beds , 2+ bath 2 car garage with a minimum of 1,500 square ft. under 130k.

Most often a home like that will sell for $75,000 +/- to a retail buyer who is trying to save some money by buying a fixer upper.Those buyers are your main competition for acquisitions.  

People that buy from the heart and pay retail at the top of a market are apparently out there driving all of this... as long as you're not one of them you'll be good!

Print a copy and keep it next to your bed if you have too.

@Juwan Rohan, what your are looking for is a commercial loan, typically used for retail, commercial or multifamily.

I'm sick of working retail and am ready to move onto bigger and better.

The back unit is a duplex with 2 bed/1 bath, 1200 sq ft each. 

So we wanted to toss the question out here: do any of you have experience with bed leases in Gainesville?

If you're just looking on the MLS, you're primarily going to be seeing properties at retail prices.