Nathan, Those all are amazing ideas on how to get access to deals before they hit the public, definitely going to find a well seasoned realtor who is investor friendly and start being active in finding deals.David, Thank you for reminding me that investing is gonna take some patience and that I need to make the deal work for me.

I am only 2 years into this so I have not gone full cycle but I would bet the smaller operators will return more roi than the larger ones.  

I have been actively searching for a fourplex to househack.

The past is the past.I would also point out two things based on your comments that may indicate why you chose to go in a different direction.  1) The use of a self-directed IRA custodian - where they have to sign every document and cut every check - is not well suited for a portfolio that involves a lot of assets or assets that create a lot of transaction activity. 

Welcome @Zachary Hickman - sounds like you're off to a great start by working in the industry and being active on BP.

Know one knows what will happen with the properties surround the old hospital, but I would bet that any neighborhoods around the new hospital's location will benefit.   

The typical real estate agent learns very little about actual real estate investing in their day to day activity.

You won't know until you start calling as many lenders as it takes to get a "yes"...BP alone lists ~30 of them active in PA...

I bet it's a similar situation with the second. 

Asking upfront "how many clients of yours actively wholesale and do oversee/advised clients on how to legally wholesale real estate?"