I think you're instinct on auctions is typically correct, but if you really learn the niche (as is true in most of real estate) you'll likely find an easier time finding deals.

If you have an awesome realtor like Avery Carl like I do it makes things easier.

All of the different brokerages I talked to had different fees so it is important to know how much you will be paying to work and that might make it easier to decide.Take care,Monica

Define a criteria you are looking to target in a property..

Set targets, achievable ones and in numbers and work towards them.

No 2 years tax returns, months of statements, $700 appraisals, $1200 lenders title insurance, large origination fees or waiting 45 days with fingers crossed.The other advantage is refinancing is much easier on you and the property and if you bought with SF below market value, the value will come into play after 6 months. 

We have already targeted about 60 single family homes and plan to send out handwritten letters within the next week or two.

My current understanding: in order to avoid paying capital gains, one has 45 days to target another property to roll the proceeds of the original sale into.

I just got my first returned envelope because of a deceased home owner, which was a little somber but at the same time gratifying because I'm probably targeting the right houses. 

I've been analyzing a lot properties in my target city, 2-6 units, around the 300k range as well.