In the meantime, connect with local investors to see what has worked for them regarding house hack deals. 

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. 

Local or national groups could be a good option.

Hello, I'm looking to purchase properties in my local area (Volusia County, Florida) with the goal of Fix and Flip, or BRRRR, should I work with a realtor or buy directly from a wholesaler?

Network as well and go to local real estate meet ups.For funding: you can HELOC, find a private lender to lend you 20% down, find a capital partner, or just live below your means for a little while and save till you have the 20% down (can go higher or lower than 20%, but 20% is generally required for fix&flips & BRRRR loans if not going conventional).

As a broker, I'm always trying to find the best deal for the specific client and property.If you are looking for local private money lenders, your local real estate investment groups might have some leads for you as well.Most institutional private lenders are going to need an appraisal/valuation of the property, and permits to be issued for the construction of the building (if your area requires it). 

Now that my client list is expanding and rentals aren't going as quick I need something to organize better and that goes out to more than 3 sites.I use Follow up boss but I'm trying to keep the rental side separate because I lose track of a lot when combined.Any low cost or free programs that meet my needs?

I have some knowledge of whole sale real estate and need my contracts reviews to make sure they are up to Idaho standards if anyone can help me with that and also help me find a place that states local laws on wholesaling.

3/15/24Home sellers would no longer be forced to pay up to 6 percent commission to agents under a settlement that experts say will drive down prices.American homeowners could see a significant drop in the cost of selling their homes after a real estate trade group agreed to a landmark deal that will eliminate a bedrock of the industry, the 6 percent sales commission.The National Association of Realtors, a powerful organization that has set the guidelines for home sales for decades, has agreed to settle a series of lawsuits by paying $418 million in damages and by eliminating its rules on commissions.

Find a local expert,If you have the right team you have 50% advantage.