@Will Gaston- I'm not telling you anything you don't know but there's very little low hanging fruit out there and you have to work to get them in different ways. 

Smaller deals (and thus smaller loans) won't get as good financing as larger deals that qualify for agency financing, which is around 3% on a 30-year AM and also a few years of interest-only.

I used the networking tool here to look for agents in the Athens, Colbert, Commerce area but didn't see much on the list.

In other words, a single letter, or a single call won't bare fruit.

I am glad and excited to be a part of such a fruitful community. 

@Lisa Leung this is not an inexpensive proposition but one that can be fruitful for sure.

Might not be a fruitful use of your time but never hurts to ask. 

Also, ask for agent referrals and reach out to an agent there if your looking to purchase a property from the MLS.

.$630k * 94% (assuming 6% for agents fees) - $508k (purchase price) - $65k (reno) = $20k$20k / ($18k + $15k + $65K) = 20% ROI, which is still very solid.

Also, look for agents who work with investors and/or personally invest themselves.As for wholesalers, make sure they are the real deal and not just some wannabe.