I’m in 3rd-4th tier markets and am doing well.

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. 

It takes me a while to develop a comfort level.    

Developing a track record of successful investments and leveraging your track record by syndications or creating an investment fund4.

Both were off market deals. 

The problem isn’t with the list it is with the Investors who don’t know how to close...Your presentation to buy at a discount starts with your marketing...

Hotel/Motel, Condo, Apartments all have had substantial rates because a lot of companies have either stopped writing the business or non-renewed it and the companies that will still write it have to take premium because of the risk they're taking on.I know that doesn't help you at all but my advice would be if you have an independent agent who you trust and like and believe they're doing the best they can for you stick with them and let them work all the markets for you.

These markets often offer better entry points and potential for appreciation.

I wanted some opinions on the market in south texas, what cities yall see booming, i've noticed the influx of 4-plexs and developers looking to capitalize and developing 4-plex subdivisions and now sitting on the market in the cities like alton. 

Nashville is a large market, so I can't imagine you'd do poorly there.