If you consistently analyze properties, recognizing a good deal will be much easier when it shows up.

I work with a property management company in NJ and we see a lot of success with our clients holding long-term rentals. https://www.tvdhousing.com/Welcome to BP! 

You're smart for recognizing the importance of building relationships...very few wholesalers in my area understand this. 

Because it takes repetition for people to remember things and you have to be top-of-mind when they encounter a potential client for you!

I look at all I do for clients for free.. 

I'm a Realtor with a couple properties listed in Boise, ID and a neighboring town for my investor/client that are currently rented as co-living or rent-by-the-room and getting killer income. (7.3% - 9.5% Cap rate) So far, every inquiry has been baffled by the concept of co-living or rent-by-the-room and immediately ask if they're being run as a halfway-house (which they are not).

I helped a client get a combo car wash- self storage property a few months ago here in DFW.

I’ve been securing great deals for clients in the Hampton Rd area. 

Combining HELOC and private funding is also viable.This post does not create a CPA-Client relationship.

A client of mine recently invested there and raves aboutt the ease of finding solid contractors who stick to the budget.One piece of advice: before jumping into any market, spend time understanding the local economy, demand drivers (like job growth and population trends), and the landloard laws.