The best projects I've seen from my desk are folks who are doing hyper-targeted, well-researched deals that are generally in higher cost of living (there are exceptions) areas. 

Meetups, conferences, social media - connecting with as many people as makes sense and just discussing investing and what you do and if you found X would they be interested in investing with you.

Ensure the deal has a solid profit margin by subtracting the purchase price, repair costs, holding costs, and your target profit from the ARV.

This is verified based on the good schools, department stores opening up (Costco, Target etc.) as well as verified investment from Jerry Jones (Dallas Cowboys owner) and the city to grow the population.

It depends on who you're targetting. 

Try being an agent, your phone number is EVERYWHERE and you get targeted by a whole industry that wants to sell you the latest gimmick.Here is what helped me.I answer calls and when it's a telemarketer I will interrupt them and say very friendly (because I don't hate the poor person who gets paid to do this and coached to be ruthless): Hey, so glad you called, can you do me a big favor? 

@Jared FisherRecommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

It's shifting to a model of a big anchor, a Target or a Costco, and lots of little businesses in that same shopping center. 

Are you working on any projects or targeting anything specific?

I was going to do this, but I changed my mind after talking with my target demographic (my kids).