So of course I keep looking for ways to get in contact with cash, buyers and I end up finding out that the local auction is happening literally the next morning.

Our Top 100 Cash Flow Markets Report for 2024 just dropped, which breaks down metrics for the top 100 markets in the US.

Did you have your own cash available that you used?

That means the -ve cash flow will be my housing costs. 

You need to vet them for what they are bringing to the table (cash/project management experience/contractors/etc.)A good hard money company that can work with investors on the loan and/or construction costs.

Unlike a hot tub, I have to invest little upfront but can say my properties have unique amenities. 

I am already preapproved and could move on to something else that would not cash flow nearly as well.

It has a strong potential for cash flow and property values are steadily increasing.

Is there a resource whereby I can run a search for, say, the last 6 months or 12 months for all properties that were purchased "off market", not listed by an agent.  In my area they are generally labeled, "NON MLS" on...

The house hack approach makes sense otherwise.Think about cash reserves.