Preforeclosure, Pre-Probate, tax liens are  OK -- however most seasoned and newbie investors are calling these leads as well and making offers.   

My goal is to be able to get on a facetime/zoom call with them and go over all my offers on properties. 

Here are some indicators to help you assess a buyer's seriousness:Questions: Serious buyers will ask detailed questions about the property, such as maintenance costs, neighborhood amenities, and property taxesStrong Offer: If a buyer makes a strong offer quickly, it often indicates a high level of interest and intent to purchasePrivate Buyers: If approached by a private buyer, ensure they provide a Letter of Intent (LOI) and proof of funds.  

Do you offer mentorship/coaching in real estate investment?

It’s more about offering a different option for owners who need capital, and offering investors to access the world of real estate investing fast and smart, like never before. 

So i put in an offer for 10% down conventional loan, $530,000 with 10k back to me for closing costs and it was accepted right away.

Another downside is you loose on the advantages, of the Federal Tax Code, by not closing in the name of a LLC (you can elect to have a LLC taxed, as a S Corporation which is a whole other conversation).If you want to close in the name of a LLC, Mortgage Lenders will offer you Commercial Loan Terms (25-30% down, a 15-25 year amortization, and a ballon due in 5-7 years).

Quote from @Rick Im: Does anyone know of a lender that offers second mortgages on rental properties?

After talking to another family member they said they would be willing to go in on the duplex and offered to pay the $40,000 down payment and help with any repairs but they want to be "partners" or "own" a percentage of the duplex.

This is the only thing holding me back from making an offer on this really good deal.