I would suggest locating a good deal or bird dogging for one.  

Now research the market your interested in, develop a team of bird dogs, contractors, realtors, title Co, RE attorney(If required in your market) and execute!!!  

Bird Dog4.

It is also good to work with bird dogs in your area.

If I can't buy the property I'm unsure of how I could wholesale it or even bird dog it since the HOA won't allow the rehabber to directly buy it as it is now.  

Sometimes the seller is there, accompanied by the agent (it happens). 

I suppose I'll have to try internet lead gen or driving or maybe finding a wholesaler or bird dog person.

For me personally, I have been marketed "FLIP THIS HOUSE" for years.I have attempted to wholesale, assign, negotiate, bird-dog, and purchase real estate using OPM for over 20+ years WITHOUT getting a sales or brokers license in any state.I have wasted $1000's on some expensive "guru" RE courses, including Profit Bandit, Success Path, Trump, D ********, to name just a couple of the MANY.

I know I know here come the boo birds!

@Andrew Johnson  I just bought a place in Vegas for the same reason.. much of my income comes from states like FLA with no state income tax.. and other states like SC with very low tax.bringing it all back to OReogn then paying 10%  I will MORE than pay for the home I am buying in Vegas just out of income tax savings alone.. plus get out of Orygun crap winter.. snow bird as it were.