Deals are very hard to come by but every once in a while they pop up if you act quick but most are asking insane numbers right now.

. - if I was good rent ($2200-$2500) I would have to pop the roof up (currently a colonial).

@Joe Linares It's essentially the only way I acquire property...residential and commercial...bought a house this week with a purchase money mortgage 60 cents on the dollar...and some duplexes recently 40 cents on the dollar...a 150-year old hotel...and negotiating 24-units currently...Anyway, the concept is to focus on free-and-clear owners...mom-and-pop with no liens.

Then when he or she is done, hand the person your business card and concurrently ask for theirs.Bingo, you now have a new "Business friend" Stage-1 (you have just networked).Then when you get home send them an email saying "Hello" and that way they have your email and you now have a Stage-2 "Business Friend".Pop them an email every few weeks or so and say hello and you now have a stage-3 "business friend".Then when you see them again at another networking event, "Say hello and ask them if they have been up to anything new".

It always happens that the perfect deal just pops up when the finances are not there. 180k for two family house.

So either way, you'd just hang out there on the chain of title until you pop up later and someone has to deal with your Memorandum. 

@Tom Shallcross just pop on over to Indiana just over the border, you'll get better laws and taxes out there.. and in most cases better cities to deal with.

Then I saw it pop up on Zillow for rent, so I assume there's progress, but again, I feel like this whole process is dragging.

Hi Joseph,When you say commercial it depends on what type of asset and price range.For example if you are buying a property for 1 million that has mom and pop tenants and takes intensive hands on management then trying to get a loan from a local lender in Texas will be tough.

q&l=Chattanooga%2C%20TN&radius=5&vjk=e86d713e9c7d04d9Compare to a loosing jobs city of somewhat higher pop:  https://www.indeed.com/jobs?