Purchase price: $176,000 Cash invested: $80,000 Off-Market Deal in Southern Orchards that was found through cold-calling.

There is no secret sauce to getting/finding properties other than what is already told out there in the real estate market - 50% bootstrapping 50% luck - same as finding a great wholesale deal.

We are real-estate investors from CA & trying to pick an OOS market with Tulsa (stable economy and future outlook, modest appreciation & reasonable cash-flow).We heard from family/friends about new construction duplexes around the Tulsa metro targeting investors. 

Additionally, having a real estate agent who understands the local market can be invaluable for pricing and tenant placement.

I initially paid out of pocket for most of the interior updates / rehab costs when the family moved in, but now it could use new roof shingles (which we've got estimates on) and some minor updates in the kitchen and garage.

I'd say this in any market, but we're talking about Detroit here. 

Hard money loans are a great option for off-market properties, but that is a whole other world that I may not suggest for someone just starting off unless you have some rock solid mentorship. 

Both were off market deals. 

The other side is rented under market value but I’m about to go up on the rent some due to rising costs.

Either go to local real estate oriented meet-ups or post in FB groups that are for real estate in different Colorado markets.