If you can get a good deal in Fondren and Bellhaven, go for it, but in my experience real estate there is overpriced.  

Hey Britney, I have a friend who lives in The Villages (north of Orlando) and you can get a great deal on a home there. 

So I have had a seller reach out and we have negotiated a price that’s extremely good deal for me.

We've seen seller financing come back in a big way, and I think it will continue as debt continues to be challenging.Syndication, raising capital for less experienced operators, and those who have challenging deals, will be more difficult in this part of the cycle.What tools/strategies are you using to close deals today?

New investors can go at there own pace, build relationships, and get better deals on materials and labor. 

They also often have 20% off deals at Lowe’s or HD.

I was actually looking for some deals in Hagerstown myself.

Cash flow takes good vision and great "hunting" for the deal, but it's certainly possible.  

@Mary Ciccarelli If the property is a good DEAL it's worth the effort.

Market Value of the property: For example, I convinced a FSBO to sell his property for $300,000 with the contract being assignable and I go under contractThen, I find a real estate agent, tell them that I have a deal and I'm offering 33% of my assignment fee which is 30k so the agent would be getting $10,000.