Purchasing a property in a place that one has zero connection to, no working knowledge of, and is dependent upon strangers with a profit motive to succeed is a terrible idea. 

Text messages can be a start, but if you ever go to court, I can tell you judges don't like text messages. 

While not as common, these deals are possible in unique situations, especially with motivated sellers.In this high-interest, low-inventory market, it's all about getting creative while managing your risk and time commitment.

Networking and cold calling/texting is what's always worked for me.

When making offers, it really comes down to the seller and what will motivate them to sell.

Texted, called, emailed multiple times without response.   

The idea is to find motivated sellers and help them through the selling process either off-market (wholesaling/investor purchase) or on-market (hands-on coordination, cosmetic prep, referral to real estate agent).

@James McGovern - when it’s clear they aren’t or can’t pay then our motivation is to get them out as soon as possible to get the unit rented to a better paying tenant.We serve them with a NTQ.We offer them cash for keys (the equivalent of our attorney’s cost, which is about $1500) on a tight window of time.We explain how bad having an eviction on their record is for them.Still, only about 30% take us up on it often citing that $1500 isn’t enough moving money.

@Aden BrustPer this NY Times article, the average American knows around 600 people.https://www.nytimes.com/2013/02/19/science/the-average-american-knows-how-many-people.html#:~:text=The%20average%20American%20knows%20about,do%20you%20know%20named%20Kevin%3FPer the US Census Bureau, the average American moves 11.7 time in their life, which based upon an approximate lifespan of 84 years, works out to be about every 7 years.https://www.census.gov/topics/population/migration/guidance/calculating-migration-expectancy.html#:~:text=Using%202007%20ACS%20data%2C%20it,one%20move%20per%20single%20yearSo, if the average American knows 600 people and they each move about every 7 years, that means that the average American knows around 85 people that move in any given year.How many of those moves do you want to be involved in?

And, government bureaucrats go along with it either out of sheer stupidity and ignorance or, far more concerning, out of ulterior motives.