Quote from @Jaikevis Reams: In order to put a property under contract I need to provide proof of funds I know that I can get that from a hard money lender but I don’t meet there criteria for a loan approval what should I do? 

At a minimum,  you should understand what the current zoning is and what restrictions there are.As the post above mentioned reaching out or going in person to speak with the planning and zoning department will be very helpful. 

Check out the Events and Meet Ups section for local events in your area.

Beyond trying to connect on this forum would recommend look in the BP Meet up section and checking out local DFW FB RE investor Facebook groups as well as Meetup.com and Eventbrite for local events. 

There's a breakfast meeting at Pop's Sunset Grill in Nokomis every Tuesday at 8am.

There are many here in my local area and your area is likely to have the same type of meetings.Most of the deals that I fund are by meeting investors in person at these groups and creating strong relationships. 

I've been to their meeting 2 times already.

The last time I represented a mobile home park purchaser, county health department allowed four MHs per septic tank. 

It is hard to really keep up with those kinds of trends unless I budget 10k a year in updating the property which I am not going to do.I participate in our local council/mayor meetings.

There doesn’t seem to be many local meet ups in my area so I am looking for any other suggestions on how to connect with other investors or find passive investors for our projects.