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?" 

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.  

But a % change can be very high when the basis (i.e. denominator) is very low to begin with.  

I know you can get a low down payment home owners loan on a duplex but you need to be sure it will cash flow with a larger loan (higher payment).

Any perspective on which end high or low is more accurate?

Also, if you buy low and have the property rented with cashflow and a good ROI why worry about selling?