Internet chatter is a good starting point but most of my investors say the gold is going deal and taking relationships offline. 

Build your income and reserves, learn and build relationships.

What I wrote above does not create an attorney/client relationship between us.

Partnering up or working with private lenders could be an excellent path, given your background and the experience you bring to the table.This community has a wealth of resources, and I’m sure you’ll find plenty of support and advice to help you get moving in the right direction.

Your job is to build relationships with people smarter than you and who have done more deals than you.

Seems you are new to this- you can get just as good protection by working with an agent or broker and will see more deals through developing that relationship. 

Waiting too long to refinance can also leave you with less favorable market conditions.Neglecting to Build Relationships with Lenders:Many investors assume refinancing will be easy, but without building good relationships with lenders or shopping around for the best terms, you could end up with a deal that doesn’t work for your investment goals.Ignoring Cash Flow:Some investors get caught up in the equity gains and forget about cash flow.

It's easiest if the builder and the lender have an existing relationship.  

I know that REIAs also often give tours on a schedule weekend session a few times a year.4) Put together a rehab budget for a project in excel for an example (or actual) house and post in the forums asking for local investor feedback.

Established flippers have the resources and networks to build close relationships with contractors, making it relatively easy to coordinate compliance at minimal cost.