Finding good flip properties. Mailers? Door to door? MLS?

[Josh Tyler]

I am an agent in Dallas looking for investment properties all through our metroplex. We have a group with cash ready to go. There don't seem to be any really good deals on the MLS or from whole sellers.

What are some ways people are having success finding desperate sellers or properties that need a lot of work? I have heard sending mailers gets about a 1% response rate and it takes up to 6 months to start seeing results. 

Any advice or thoughts are greatly appreciated. Thanks guys/gals!