How to source property?

[Ben Patel]

Hi all, newbies investing in real estate looking to get into a large apartment complex, but for now looking to buy single or small until complex. 

I have been searching on LoopNet and Zillow along with various sites for deals.  The deals on the site aren't worth the time and investment with inadequate cash flow. I'm sure there are some gem opportunities on these sites, but I have seen to have no luck.

I notice some folks here are using direct mail to find sellers. How do I go about doing this? Do I hire someone from up work or a similar site and ask them to create a template?

Does anyone have a template they can share as an example?

Between my partner and me we have 200k cash. 

Any ideas to get started?

I want to take action and not read another real estate book or watch a video.

Thanks

Ben