Going to networking events to network with Realtors, Mortgage, Title etc all helps. 

Bigger Pockets is a great place for education and networking. 

and NO, I am not part of the 99 percent of bad wholesalers who will be out of business as you implied because I have a huge network of direct buyers.

One area I recognize I’m lacking in is networking.

A better approach is to network with other experienced passive investors and review the offering together. 

Which ever market you choose build a team and spend time connecting, networking.

@Nate O.To spark your son's interest in real estate, begin by teaching him financial basics and slowly introduce real estate concepts through hands-on experiences like simulations, shadowing, or DIY projects.

The majority of buyers appreciate the expertise that a good agent provides (local market knowledge that can only be gained by being active in the market buying and selling all the time, looking at most of the new listings in person or at least online daily, a background in or at least understanding of building construction, relationships within the network of professionals in the industry doing deals, vendor referrals, legal protection through E&O insurance and keeping up with constant changes in approved contracts and required disclosures and forms, negotiating skills (the average person is terrible at negotiating directly and has no desire to, I find Americans are uniquely averse to negotiating and prefer to outsource it but I digress), etc.).

@Wendy Abrahamcan you go to meetups and network and try to find someone local? 

Loans are nothing more than networking, and strong financials which you look to have on the property.