New listings are low and not sticking around, driving prices further into nose bleed territory.

You'll want to stay within a 30 minute drive though, over 30 minute and it'll cut down on the amount of mil fams that want your place. 

Focus on a target market, neighborhood not city, and start driving around, writing down addresses, calling owners, mailing owners.

It's an exciting one for me, for sure :) ...I'm about to close on a property that I found off market while just driving through a neighborhood back from the grocery store.

Find a job...apply for section 8....move in with a friend or relative and split the housing and food cost...Go drive a wrecker truck not all are so choosy regarding your past.

No idea how long they have been on the market I drive periodically hoping to catch a neighbor outside to ask. 

@Ryan JohnsonIndustry, lifestyle, government, and spillover from larger nearby towns and states usually drive population growth.

Technical answer was already fully provided for you above.In my experience most agents drive so many miles that taking the standard 58ish cents a mile as the deduction vs.

We usually source most of what we need near our home, then load up a uhaul to drive to and spend about a week decorating a new property. 

So, my hope is that I have found a good source of information.The Idea:So, the nutshell version is a coffee shop (potentially with pre-baked pastries) at the end of a strip mall where I can also have a drive thru.