Hello!  I am new to the flipping scene (still in the analysis paralysis stage unfortunately).

I'm currently stuck on where to find the best deals in this current market.  I am working towards my real estate license at the moment in hopes of getting access to deals before others but even then, I'm not sure how helpful that would be with houses being sold so quickly.  Its all about getting the finances lined up (which I plan to work on later).

For now, I'm just trying to figure out where to find those distressed property deals and then I'll need to figure out the steps to acquire the property. When I look at foreclosures online, they normally say "cash only" and I dont have $100k or $200k in cash to invest at the moment. I was planning on securing a HML or PML.

Does anyone have any recommendations on the best sources to find deals and what are the best deals to search for with a HML or PML instead of cash?

I've seen ads on Facebook from people that sell database software that provide you with distressed property owner addresses (absentee, foreclosure, etc).  Has anyone had success with this and would you recommend going that route?  If so, which ones are reliable?

I want to make sure that I choose the right program before I spend $99 a month for something like that.

Sorry if I sound like I am a bit all over the place haha but again I am newer to the scene but hopefully I am thinking in the right direction.