This means much higher rehab costs and longer timelines, but I am not competing with retail buyers that watch HGTV and think: I can change out some cabinets and paint walls.

Remember, make competent people come to you: be the center of gravity. 

From there they will assign you a consultant, who will also be a valuable player, especially if the consultant is experienced as well (which they should be if this experienced lender has a good relationship with them)This was a lot, but hopefully it makes sense for you and gives you a jumpstart. 

You can set the area and price range you want, so you don't have to compete for the $20,000 abandoned foreclosure - unless that's a market you want.When you're starting out, it's REALLY hard to stand out in a sea of agents competing for competition. 

Like someone mentioned above you do have plenty of options other than just student rentals because you do have some major players here in town.

Hey, So I interned for a big investor here in Vegas and I got familiarized with cold calling and text blasting. We did Steve Trang and John Martinez sales training and I learned a lot but I’m doing this SOLO now and I...

They typically sell around $30-50k over asking and competing with cash buyers so if you want to get a property you pretty much need to have 0 contingencies and pay your own closing costs, besides being above asking, and possibly be able to close quickly.

Here are some example roles on many commercial real estate deals :Lawyer/Title Company Real Estate Broker/AgentAccountantMortgage BrokerInsurance BrokerHandymenProperty InspectorConstruction ContractorsProperty ManagementCoach/MentorThe list above is not exhaustive and the bigger the property type, the more additional team players would or could be involved such as a Securities Attorney, RUBS company, Cost Segregation Consultant, Renters Insurance company, Website Specialist / Photographer, etc.

It's almost impossible to compete with the retail buyers attacking on-market properties.

We will match/beat any competing offer up to $15k above our offer +$500)