Short term it is difficult to make the numbers work, the cost of new construction and the time it takes to zone-plan-build are usually the main reasons why private investors stay clear.

I've closed a bunch of loans with Kiavi, Roc, and a few with ABL, I also closed with RCN, Easy Street, Lima One, and some smaller private lenders.I've come to the conclusion that the experience at the lender is not globally good or globally bad. 

Should you decide to do this full time and do more than 1 flip at a time, private lending and fix&flip loans will be the way to go.

I thought I was buying at top of the market in 2020...and 2022...but prices continue to remain high. 

I've had success turning vacant Florida land into private shooting ranges.

@Cole DobbsIn addition, I may be able to help you and connect you with some key real estate investor players in the Houston, Texas market since I am an Investor myself that have done most of these real estate investing strategies and also an investor-broker who has helped over 400 investors like you. 

You can use seller financing, or you can use hard or private money.

I was wondering if most wholesalers have stopped using direct mail and just moved to google/facebook to find deals?

I don't do any marketing. 2.

When someone wants to send you a referral privately, they are probably sending you a friend that pays them a referral fee.