I want to pick some of your brains—whether you're newbies or experienced agents—on where you have found the most success in finding qualifying cash buyers.So far, I've tried Facebook, Craigslist, cold calling, etc., but nothing has worked for me.

and do facebook ads.You'll get far more reliable success.Want my recommendation for a Good website host, just message me!

Start listening to the BiggerPockets podcast starting at the very beginning and start growing your network, look on Facebook/BiggerPockets for different events, find a mentor doing what you want to do, and get to know the local lenders/brokers.

I would like to offer without an agent on some deals I have found on my own both on Realtor.com and off market facebook groups  1) am I insane to try purchasing my first property without an agent?

Sites like Craigslist, Facebook Marketplace, and Roommates.com can give you a good idea.

You can also check their reviews online at Google, Facebook, or Yelp.

My neighbor said on a face book town page - she was thinking of putting the house up for sale- She did not really did not want anyone in the house because she is a hoarder & had her special needs son living in the basement apt- with NO egress window ( against fire code) / I told her we could do the deal with lawyers - and save money on real estate agents (at that time the seller paid all commissions) How did you finance this deal?

They are usually posted on meetup.com or local facebook groups which I also recommend joining. 

On Facebook- there's a group called Milwaukee Off Market Deals (or something along those lines).

Post on every investor Facebook group in Texas.