Hi @David Eiges,First I must say: If you can qualify for an FHA loan which is only 3.5% down-payment, I think that would be a better product since you plan on using the property as your primary residence.

Listsource has a sister product called Real Quest, same company, that is better for looking up individual properties.

My question to all of you is what would be the most effective way to find leads in a relatively low-volume market such as this?

With low financials for a first deal; your pitch, passion, and niche will be more important than trying to meet straight numbers.

In my mind, there are two big barriers to doing off-market:1) At low volume, there isn't justification for me to do my own marketing. 

I'm wondering if anyone knows of a way to obtain financing with low money down (< 10%) that is not "owner occupied?" 

I just read the main employer began steep layoffs because they are halting production until prices recover.

The new construction turn key thing is faster for us but production builders.

Probably the greatest mistake was aiming too low.

I have done everything from a single unit rental for 700k to buildings in the low 9 figures; but most of the properties were in the 5 - 50 million dollar range.I am no longer employed by them and now just do some appraisal in my free time.