We can absolutely use more knowledgable agents who specialize in helping investors.

In some special cases, you might even want to reconsider cost segregation or an exchange.

In Austin, there are a few channels that consistently produce off-market opportunities, whether you're targeting entry-level flips in 78745 or mid- to high-end areas like Jester, Westlake, or Barton Creek West.Some of the main sources I see working right now:• Driving for dollars in long-term ownership pockets• Pre-foreclosure + delinquent tax leads• Probate/inherited properties• Networking with local investors + RE agents• Builders offloading lots or heavy fixers quietly• Wholesalers who specialize in distressed or dated SFRs• Tracking aging or deferred-maintenance homesI’m in the Austin market daily and the deal flow has been all over the board lately — everything from heavy value-add homes to infill lots to luxury fixers.Curious what type of project you're aiming for — entry-level flip, mid-range, or something bigger?

For example, he states that syndications and special purpose vehicles are one and the same.  

You can find one that specializes in STRs. 

I know a small handful of lenders who specialize in these because they have the experienceand wherewithal to withstand getting wiped out on occasion.

Im a local Chicago area investor and joined eXp Realty to specialize in representing investor buyers and to do a few personal "commission free" deals per year.

For finding agents who specialize in working with out-of-state investors and off-market deals, networking is huge—connect with local investor meetups, join Ohio-focused Facebook groups, BiggerPockets threads, and reach out to agents who advertise themselves as investor-friendly or who have strong rental portfolios themselves.

Emily,My best advice is team up with a Mortgage Banker who specializes in DPA, CA (County & Federal) Gants as well as specialty progams.

I am looking to invest in a condo for rentals that has a fully funded reserve, no upcoming special assessment and 1300 quarterly HOA fees.