I’m open to Florida if the numbers are worth the foot work.

Know your market and know what you are willing to do, how many hours per week can you devote to manage your properties in case you choose to self-manage.Once you identify a property you like, do the footwork.   

@Del Kelley, You sound like someone who is trying to get in on real estate deals without doing the required education to become a realtor, or the footwork to become a wholeseller...

I know I have to do the footwork to present and justify the deal, but how would I find someone in the first place?

WHO CAN GET YOU OUT THERE TOUCHING, FLIPPING, DOING SOME REAL LIVE FOOT WORK...SOMEONE TO GUIDE  THRU THE COSTLY MISTAKES IS WHAT I DID AND YOU CAN GET THAT FROM MY MENTOR.

Ive gone through 7 agents in 2 years and I do all the footwork myself.

And then getting payouts without doing all the footwork?

@Maurice Blackledge I would take the time to do the footwork and build your own network of people.

And yes, I also do some foot work, looking at properties, meeting people and such.

Few hours and a little footwork you should be able to find your answers.