There are still opportunities out there; it's just a matter of sourcing them. 

I work with a lot of investors here in San Antonio, helping them source off-market properties for flips and rentals, and I’d be happy to connect you with opportunities that fit your goals.Are you mainly focused on staying in the San Antonio area, or are you open to surrounding markets as well? 

If I go Full self-manage, I’d save ~$112K gross (~$90K net after tax), but it could mean 15–20 hrs/week in management, plus seasonal spikes — and that’s time I’d otherwise spend sourcing or managing BRRRR rehabs.Here’s the tension: One BRRRR deal in my market creates ~$75K in forced equity.

For buyers, sourcing quality notes seems to be one of the toughest parts.Do you prefer working directly with sellers, through brokers, or other channels?

It sounds like you have a really unique niche, sourcing international deals in the Dominican Republic.

If you’ve built a portfolio near a university, what’s worked best in your sourcing approach, on-market, off-market, direct-to-owner, auctions?

Quote from @Karen Spriggs: Just spoke with another attorney and CCH (Coalition) is a state program and depending on source of funding, may not fall under federal jurisdiction. 

For attorneys experienced with distressed property deals:We often source properties where the owner is deceased, and the estate has not yet fully gone through probate or has been neglected.What is the best legal path for an investor to take to secure this property?

That's pretty much surfing along the Orange line like @John Clark and @Eudith Vacio mentioned.Most important thing is once you get your tenants is to screen them well!

Something more straightforward a source like chat GPT.