If you're seeing more price points that are higher than the norm typically it means that either the market is shifting gradually up or that there's multiple people involved in that deal "chain" before it gets to you and everyone is adding their markup.My advice would be to attend a few local meetups to brush shoulders with other investors to pick their brain about whats working in your market AND to start marketing direct to sellers instead of trying to get the deals from wholesalers. 

Any tips/guidance is of course appreciated.A few details: Looking to house hack a small MF in the Knoxville TN market, not currently connected to any agents or lenders

I've found that Iowa has been a great market with affordable single and small multi-family homes for purchase. 

No there isn't a direct comp but there is a way to figure it. 

Perhaps you could figure out a way to do something like this where the studio paid a small portion, you paid a small portion and the main house paid most of it.

Please send me a direct message if you are interested, thank you.

Hi is there away to direct message you, is the messaging feature?  

Start with something small and find a property manager.

would you work directly with the VA?

If they're any good, they should have a sales funnel built to find deals from off-market sellers using cold calling, direct mail, nurturing, etc.I would even look for wholesalers in Facebook groups.